Your apartment
Your result
How the points system works
Every self-contained rental home in the Netherlands gets a score in WWS points (woningwaarderingsstelsel) — for floor area, kitchen, bathroom, heating, energy label, outdoor space and even the WOZ value. Your points decide your legal maximum rent, set by the government each year. Since the Wet betaalbare huur (Affordable Rent Act, 1 July 2024), this covers not just social housing but the mid-rent segment too: anything up to 186 points (€1,228.07/month in 2026). At 187 points or more your home is free sector and any rent is allowed.
Two things surprise most expats:
- Your points decide the maximum rent — your contract start date decides whether it applies to you. A €1,800 rent on a 137-point home is regulated, however "free sector" the contract claims it is — if your contract started on or after 1 July 2024.
- The WOZ counts. In Amsterdam, high property values add serious points — though they are capped at 33% of the total.
Overpaying? Here's what you can do
If your contract started less than 6 months ago, you can ask the Huurcommissie to review your initial rent (toetsing aanvangshuurprijs) — but that 6-month deadline is strict; a day late means your case is inadmissible. For contracts started on or after 1 July 2024 you can also request a rent reduction based on points at any time during the lease: first with a written proposal to your landlord, then via the Huurcommissie if they refuse. Keep paying your current rent until a decision is made.
FAQ
What is the WWS points system?
The woningwaarderingsstelsel scores every self-contained rental home on size, facilities, energy performance and WOZ value. The total points map to a legal maximum monthly rent in an official table updated each January. It is the same system the Huurcommissie uses in disputes.
Does the maximum rent apply to my contract?
If your home scores 186 points or fewer and your contract started on or after 1 July 2024, yes — the Wet betaalbare huur regulates it. Older contracts: homes up to 143 points were pulled in as well (rents had to align by 1 January 2025); 144+ points on pre-July-2024 contracts kept their old regime. At 187+ points the home is free sector regardless of contract date.
What can I do if I pay more than the maximum rent?
Within 6 months of your contract start date you can ask the Huurcommissie to review your initial rent — this deadline is fatal, so don't wait. For contracts from 1 July 2024 you can additionally request a reduction at any time during the lease: send your landlord a written proposal first (at least 2 months before the proposed start date), and go to the Huurcommissie if they don't agree. Reductions aren't retroactive, so act early.
Why does the WOZ value affect my rent?
The WOZ (property valuation) contributes points: value ÷ €16,954 plus value-per-m² ÷ €268, using 2026 figures. In Amsterdam this adds up fast — which is why it is capped at 33% of your total points, so expensive postcodes can't push an ordinary flat into the free sector alone.
Is this checker official?
No — it's a simplified estimate. The official check is the Huurcommissie's huurprijscheck (Dutch only). For binding decisions, contact the Huurcommissie or a tenants' advice centre.