Asking a realistic, legally permitted rent prevents both vacancy and disputes with the Huurcommissie. Here's how to determine the right rental price using the points system and the market.
Ask too much and your property sits empty or your tenant takes you to the Huurcommissie (Rent Tribunal). Ask too little and you leave return on the table. Determining the right rental price is therefore one of the most important steps before you start letting out a property. In the Netherlands this isn't guesswork: a statutory points system sets the maximum rent for a large share of the housing stock, and for the rest the market decides. In this article we explain, step by step, how to arrive at a realistic, legally permitted rent.
The points system (WWS) as the foundation
The core of every rental price assessment in the Netherlands is the woningwaarderingsstelsel (WWS), commonly known as the points system. It assigns points to the quality of a property and, based on the total, determines the maximum permitted rent. The more points, the higher the allowed rent. The number of points also determines which segment your property falls into: social housing, mid-market rent, or the free sector.
Points are awarded for, among other things:
- Floor area of the living space, measured according to the official measurement instructions
- WOZ value (the property's assessed value), capped at a maximum share of the total points
- Energy label — a better label earns more points
- Kitchen, sanitary facilities and heating
- Outdoor space, such as a balcony, garden or storage room
- Any listed monument status of the building
Using the Huurprijscheck tool from the Huurcommissie, you can calculate exactly how many points your property earns and the corresponding maximum rent.
Three segments, three thresholds
The number of points places your property in one of three segments. As of 1 January 2026, the following thresholds apply:
- Social housing: up to and including 143 points, with a maximum base rent of €932.93 per month.
- Mid-market rent: from 144 up to and including 186 points, with a maximum base rent of €1,228.07 per month. Since the Affordable Rent Act (Wet betaalbare huur, 1 July 2024) took effect, this segment falls under statutory rent protection.
- Free sector: from 187 points onward. No statutory maximum applies here via the WWS, and in principle you set the rent yourself, based on the market.
These amounts are indexed annually. Always check the current thresholds via rijksoverheid.nl or the Huurcommissie before setting a rent, especially if you're reading this article some time after publication.
Points assessment required for new rental contracts
Since 1 January 2025, an additional requirement applies to new rental contracts in the social and mid-market segments: you must attach a points assessment to the rental contract, so the tenant can verify whether the requested rent is reasonable. If you fail to do this, or the assessment is incorrect, you risk the Huurcommissie lowering the rent retroactively and having to repay any rent collected in excess. The municipality can also take enforcement action with an administrative fine. Read more about what's involved in letting a property in our article on landlord rights and obligations.
What if you ask too much?
If your property in the social or mid-market segment is let for a higher rent than the points system allows, the tenant can have this reviewed by the Huurcommissie. If the rent turns out to be too high, the Huurcommissie reduces it retroactively — with real financial consequences. A correct points assessment up front prevents this kind of dispute and gives your tenant clarity from the start.
Setting a rent in the free sector
If your property has 187 points or more and falls in the free sector, you have more freedom — but "no statutory maximum" doesn't mean "ask as much as possible." An asking price that's too high leads to longer vacancy and a lower net return than a realistic price that quickly attracts a good tenant. Look at comparable properties in the same neighbourhood, the type of tenant you want to attract (expats or young professionals, for example), and the condition and amenities of your property. Note that even in the free sector, a statutory maximum applies to the annual rent increase for existing contracts — for 2026 that maximum is 4.4%. Check the current percentages via rijksoverheid.nl before applying an increase.
In practice: five steps to the right rental price
- Calculate your points using the Huurcommissie's Huurprijscheck to find out which segment your property falls into.
- Know the current thresholds for social and mid-market housing, and check them annually.
- Compare with the market in your neighbourhood, especially if your property falls in the free sector.
- Attach the points assessment to the rental contract where required.
- Get advice if you're unsure — a wrong estimate ends up costing more than professional advice upfront.
Need help setting the right rental price?
Determining a market-conform, legally sound rental price requires knowledge of both the points system and the local market. Our specialists are happy to advise you on the optimal rent for your property, and can take the entire letting process off your hands if you wish. Get in touch with us — or read more about how we support landlords with professional property management.
