Dutch rent points calculator: how much rent can your landlord legally charge?
Estimate your points under the Dutch rental points system (WWS) in English, free
Since the Affordable Rent Act (Wet betaalbare huur, July 2024), most Dutch rentals have a legal maximum rent based on a points system. Up to 143 points the maximum is €932.93 per month in 2026; from 144 to 186 points it is €1,228.07. Only homes scoring 187 points or more are true free sector. Many expats in the Dutch housing market are overpaying by €200 to €500 per month without knowing it.
Fill in your home's details below to estimate its points and maximum legal rent. If you are paying more, our Huurcommissie rent challenge guide explains step by step how to get it reduced, including retroactively.
Your home's details
Your estimated result
Estimated points
145
Segment
Middle rent (regulated)
Estimated max legal rent
€947
You may be overpaying by roughly €453 per month (€5440 per year)
Based on this estimate, your basic rent of €1400 exceeds the legal maximum for a 145-point home. If your contract started on or after 1 July 2024, you can challenge the rent at the Huurcommissie, and reductions can apply retroactively.
How to challenge your rent step by stepPoints breakdown
| Category | Basis | Points |
|---|---|---|
| Living area | 1 point per m² | 55 |
| Other spaces | 0.75 points per m² | 3 |
| WOZ value | €14,453 per point + €229 per point per m² | 52 |
| Energy label | C, apartment | 15 |
| Heating | 2 points per heated room | 6 |
| Kitchen | Counter 1 to 2 metres | 4 |
| Bathroom | Shower only | 8 |
| Outdoor space | Balcony or terrace | 2 |
| Total (rounded) | 145 |
This is an indication, not a legal determination. The official system includes further details (video intercom, accessibility features, monument surcharges, shared facilities and minor deductions) that can shift the score by roughly 10 points either way. For the binding number, run the official Huurcommissie huurprijscheck. Rent limits shown are the 2026 statutory amounts from Volkshuisvesting Nederland.
How the Dutch rental points system works
The woningwaarderingsstelsel (WWS) scores every self-contained rental home on objective criteria. Since the Affordable Rent Act of July 2024, the score decides which of three segments a home falls into, and landlords must give new tenants the points breakdown.
| Points (2026) | Segment | Maximum basic rent |
|---|---|---|
| Up to 143 | Social (regulated) | €932.93 per month |
| 144 to 186 | Middle rent (regulated since July 2024) | €1,228.07 per month |
| 187 or more | Free sector | No legal maximum |
The middle segment is what changed everything for expats. A typical 55-70 m² city apartment with an average energy label often scores between 140 and 180 points, yet many were rented out at €1,400 to €1,800 before the law. Tenants with contracts from 1 July 2024 onwards can now have those rents tested and reduced.
Renting for the first time in the Netherlands? Read our guides on securing housing as an expat and avoiding rental scams before you sign anything, and check what your budget realistically gets you with the housing affordability calculator.
Frequently asked questions
How do I know the maximum legal rent for my Dutch apartment?
The Netherlands uses a points system (woningwaarderingsstelsel or WWS). Points are awarded for size, WOZ value, energy label, kitchen, bathroom and outdoor space. Up to 143 points the maximum rent is €932.93 (2026), from 144 to 186 points it is €1,228.07, and from 187 points rent is unregulated. This calculator estimates your points; the Huurcommissie's official huurprijscheck gives the binding number.
What is the WOZ value and where do I find it?
The WOZ value is the official municipal valuation of the property, updated yearly. Anyone can look up any Dutch address for free at wozwaardeloket.nl. The WOZ value drives roughly a third of the total points for a typical apartment, so use the real number rather than a guess if possible.
My rent is above the maximum. What can I do?
For tenancies that started on or after 1 July 2024 in the regulated segments, you can ask the Huurcommissie to test your rent at any time; the filing fee for tenants is low and is refunded if you win. If the tribunal agrees, your rent is lowered and the reduction can apply retroactively. Document everything first: contract, rent payments, property details and photos.
Does the points system apply to my existing contract?
It depends on your start date. Contracts started on or after 1 July 2024 fall fully under the Affordable Rent Act, including the middle segment (144-186 points). For older contracts, different transition rules apply: social-sector protection (up to 143 points) has always existed, but the middle-segment cap generally does not apply retroactively to contracts signed before July 2024.
How accurate is this calculator?
It covers the main point categories that determine roughly 90% of the score for a typical apartment: area, WOZ value, energy label, heating, kitchen, bathroom and outdoor space. The official system has additional detail (video intercom, accessibility features, monument status, minor deductions). Treat the result as an indication with a margin of about 10 points, then confirm with the official Huurcommissie check.
Can my landlord evict me for challenging the rent?
No. Dutch tenants have strong security of tenure, and starting a Huurcommissie procedure is a protected legal right. A landlord cannot terminate your contract because you filed a case. Rent challenges are common: the Huurcommissie handles tens of thousands of cases per year.
Related guides and tools
Everything you need to rent fairly in the Netherlands.
Challenge your rent
Step-by-step Huurcommissie process: filing, evidence, retroactive refunds.
Securing housing
How expats actually win apartments in the Dutch housing market.
Rental scams
Red flags, fake landlords and how to verify before paying.
Housing platforms
Pararius, Funda, Kamernet and the rental alert tools compared.
Affordability calculator
What rent fits your income, with and without the 30% ruling.
Renters insurance
Liability and contents insurance every Dutch tenant needs.