The points system, explained
In the Netherlands, the maximum rent of a home is set by points: the woningwaarderingsstelsel, or WWS. More points means a higher maximum. Here's what counts, in plain English.
What gets points
For a self-contained home (your own front door, kitchen and bathroom), these are the main parts of the score:
| What | Points |
|---|---|
| Living space (rooms) | 1 per m² |
| Other space (storage, attic) | 0.75 per m² |
| Heating | 2 per heated room |
| Energy label, apartment | A 37 · B 30 · C 15 · D 11 · E −5 · F −9 · G −15 |
| Kitchen countertop | under 1 m: 0 · 1–2 m: 4 · 2 m or more: 7 |
| Toilet | own room: 3 · in the bathroom: 2 |
| Shower or bath | shower 4 · bath 6 · both 7, plus 1 for a sink |
| Private outdoor space | 2, plus 0.35 per m² (max 15) · none: −5 |
| WOZ value | points from your home's official value |
Simplified. The full rules add details such as kitchen appliances, accessibility features, shared spaces and parking, and monuments. Source: Huurcommissie, policy book for self-contained homes (beleidsboek waarderingsstelsel zelfstandige woonruimte), 2026.
From points to maximum rent
Add up the points and look up the maximum basic rent. These are the official amounts for 2026:
| Points | Maximum basic rent a month |
|---|---|
| 135 | €877.97 |
| 143 | €932.93 (end of social rent) |
| 150 | €980.91 |
| 160 | €1,049.57 |
| 170 | €1,118.23 |
| 180 | €1,186.84 |
| 186 | €1,228.07 (end of mid-market rent) |
| Over 186 | free sector, no maximum |
The mid-market maximums (144 to 186 points) apply to contracts signed on or after 1 July 2024. Some homes may ask more: certain new mid-market homes up to 10% more, and listed monuments more too.
Source: Besluit huurprijzen woonruimte, Bijlage I (valid from 1 January 2026), and the Huurcommissie's table of maximum rents. The amounts change every 1 January.
Renting a room?
If you share the kitchen, bathroom or toilet, your room has its own points system, and every room has a legal maximum rent, however many points it has. Our automated check covers self-contained homes; for rooms, a person runs your numbers by hand within 24 hours.
Source: Huurcommissie, policy book for rooms (beleidsboek waarderingsstelsel onzelfstandige woonruimte).
Where the numbers come from
- Floor area and build year: the national building register (BAG). A good first estimate; in a case, an inspector measures the rooms.
- Energy label: the national label register (EP-Online).
- WOZ value: the official value your municipality sets every year.
- Kitchen, bathroom, toilet, outdoor space, heating: what you see at home.
Our free check looks up the registers for you and asks the rest in a few taps. What to do if your rent is too high.
Count your points in 2 minutes.
Free rent checkMore guides: Is your rent too high? · The Huurcommissie in English