WOZ value and rental price: how many points does it add?

The WOZ value (Waardering Onroerende Zaken) of your property counts toward the points system and can add dozens of rental points. A lower WOZ value means fewer points and therefore a lower maximum rent. Yet many tenants do not know how this works, or that they can look up the WOZ value and potentially have it adjusted.

This guide explains what the WOZ value is, how it is converted into rental points, and what you can do if the WOZ value is incorrect. Also read how the points system works.

What is the WOZ value?

The WOZ value (Waardering Onroerende Zaken, literally "Valuation of Immovable Property") is a government-assessed property valuation, similar to a property tax assessment. The municipality sets the WOZ value for every property in the Netherlands annually. The reference date is always January 1 of the previous year: so the WOZ value for 2026 is based on the market value as of January 1, 2025.

The municipality uses the WOZ value for taxes such as property tax (onroerendezaakbelasting, OZB). But the WOZ value also plays a role in the rental points system: a higher WOZ value yields more points.

How is the WOZ value converted to rental points?

The WOZ value is converted to points using a simple formula: divide the WOZ value by €13,000. The result is the number of WOZ points, with a maximum of 44 points.

An example: your property has a WOZ value of €250,000. The number of WOZ points is: 250,000 / 13,000 = 19.2 points. With a WOZ value of €575,000 or higher, you reach the maximum of 44 points.

Want to know how many points your property scores in total? Read our guide on calculating rental points.

How many points does the WOZ value add?

The table below shows how many rental points different WOZ values yield. The difference can be substantial.

A higher WOZ value yields more points, and therefore a higher maximum rent. For tenants who are overpaying, a lower WOZ can actually be beneficial: fewer points means a lower rent ceiling. Read more about what you can do if your rent is too high.

How do you look up the WOZ value of your rental property?

You can look up the WOZ value of your rental property for free in four steps.

1. 1Go to the WOZ-waardeloket. This is a free, public government website where you can look up the WOZ value of any address in the Netherlands.
2. 2Enter the address of your rental property. You only need the address. No login credentials or WOZ notice required.
3. 3View the WOZ value. You will see the WOZ value for the most recent year and for previous years.
4. 4Compare with the value used. Check if this matches what your landlord or the Rent Tribunal (Huurcommissie) uses in the point calculation.

What if the WOZ value is incorrect?

There are two situations where the WOZ value may cause problems.

• →WOZ value too high: you can object to the municipality within 6 weeks of receiving the WOZ notice (beschikking). A lower WOZ means fewer points and a lower maximum rent.
• →WOZ value missing: if no WOZ value has been established, the points system uses a minimum value of €61,198. This yields approximately 5 points.

Think you are paying too much rent? Read how to request a rent reduction or how to file a case with the Rent Tribunal (Huurcommissie).

WOZ value and the Affordable Rent Act

Since the Affordable Rent Act (Wet betaalbare huur, July 1, 2024), there is a cap on the WOZ point share. The WOZ value may contribute a maximum of 33% of the total point count. This prevents properties with a high WOZ value from falling into the free market sector solely because of the WOZ.

An example: if your property scores 120 points, of which 50 are WOZ points, the WOZ share is capped at 33% of 120 = 40 points. The total then becomes 110 points instead of 120. Read more about maximum rent calculation and how points are converted to euros.

Common misconceptions about WOZ value and rental price

Frequently asked questions about WOZ value and rental points

Last updated: February 25, 2026