The points system determines whether a rental home falls under social housing, mid-market rent or the free sector — and what the maximum rent may be. Here's how the housing valuation system works in 2026.
Whether a rental home falls under social housing, mid-market rent or the free sector — and what the maximum permitted rent may be — isn't decided arbitrarily in the Netherlands. There's a statutory system for that: the woningwaarderingsstelsel (WWS), commonly known as the points system. For tenants it's a way to check whether the asking rent is reasonable; for landlords it's the basis for substantiating a rental price. In this article we explain what the points system is, how the points assessment works, and which rules have applied since the 2024 modernisation. Also check our tips if you're looking for a rental home or want to let out a property.
What is the points system (WWS)?
The housing valuation system is a statutory points system used to assess the quality of a self-contained or non-self-contained rental home. Every property is awarded points based on objective characteristics, such as floor area and amenities. The total number of points determines which rental segment the property falls into and, for a large share of the housing stock, what the maximum base rent may be. The WWS was modernised and has been in effect since 1 July 2024, as part of the Affordable Rent Act (Wet betaalbare huur). Since then, the energy label and the WOZ value (the property's assessed value) weigh differently than before.
Which features count towards the points?
The points assessment consists of several categories that together make up a property's total score. The most important ones are:
- Floor area of rooms and other spaces, measured according to the official measurement instructions (NEN 2580)
- WOZ value of the property
- Energy label — a better label earns more points, a poor label results in a deduction
- Kitchen and the length of the countertop
- Sanitary facilities, such as toilet, shower and bath
- Heating per room
- Outdoor space, such as a balcony, garden or storage room
- Other amenities, including any listed monument status
Fixed calculation rules apply to each category. You don't need to work this out yourself: the Huurcommissie's free Huurprijscheck tool lets you easily calculate how many points a specific property earns and the corresponding maximum rent.
Energy label: sustainability pays off
Since the WWS modernisation, the energy label carries more weight. A good energy label earns extra points, while the poorest labels cost points: label E results in a 4-point deduction, label F a 9-point deduction, and label G a 15-point deduction. This change is meant to encourage landlords to make their properties more sustainable — a poorly insulated home now means not only higher energy costs for the tenant, but also a lower permitted rent for the landlord.
From points to three segments
The number of points places a 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 (1 July 2024), this segment falls under statutory rent protection.
- Free sector: from 187 points onward. No statutory maximum applies here via the WWS.
These amounts are indexed annually — always check the current thresholds via rijksoverheid.nl or the Huurcommissie. A notable detail regarding the WOZ value: up to and including 186 points, the WOZ value counts in full towards the points total, but from 187 points onward it counts for only one-third. This is meant to prevent homes in expensive neighbourhoods from being priced out of the regulated sector purely because of a high WOZ value.
Points assessment required for every new rental contract
Since 1 January 2025, an important additional rule applies: landlords must attach a points assessment to every new rental contract — not just in the social and mid-market segments, but in the free sector too. In social and mid-market housing, this points assessment directly determines the maximum permitted rent; in the free sector it mainly serves transparency, so the tenant can see how the property has been valued. If the points assessment is missing or incorrect, the landlord risks the Huurcommissie lowering the rent retroactively, and the municipality taking enforcement action. Read more about what else is involved in letting a property in our article on landlord rights and obligations.
What if the rent is too high?
If a tenant believes the asking rent is higher than the points system allows, they can have the rent reviewed by the Huurcommissie. If the rent does turn out to be too high for the number of points, the Huurcommissie lowers it — in the social housing segment even retroactively to the start date of the contract. For tenants, the Huurprijscheck is therefore a low-threshold first step to check whether their rent is reasonable, free of charge. You can find more background on rental contracts in our article on how a Dutch rental contract works.
In practice: the points system in four steps
- Calculate the points of the property using the Huurcommissie's free Huurprijscheck tool.
- Determine the segment: social housing, mid-market rent or free sector.
- Request the points assessment as a tenant, or attach it as a landlord to a new contract.
- Contact the Huurcommissie if you doubt whether the rent is too high relative to the number of points.
Need help with the points system?
Whether you're looking for a home and want to know if the rent is reasonable, or letting out a property and want to set a legally sound rental price: understanding the points system is essential. Our specialists are happy to advise you and can take the entire process off your hands if you wish. Get in touch with us as a tenant, or read more about professional property management for landlords.