Rent & Points System
The point system for rental housing, also known as the housing assessment system (WWS), is an objective assessment mechanism used in the Netherlands to determine the maximum rental price of social housing. Each property is awarded points based on various quality aspects such as surface area, insulation, amenities, energy label and WOZ value, with the total number of points translated directly into a maximum allowable rent that landlords may charge. This system protects tenants from excessive rents in the regulated sector, with homes with less than 143 points (price level 2025) falling under social renting fall, between 143 and 186 points in the medium rental and at 187 or more in the free sector, while it is important for house seekers to know that a higher point number often results in a longer waiting period due to the higher demand for higher quality housing within the social rental segment.
The Dutch housing valuation system (WWS) distinguishes various housing types, each of which may have its own scoring system. The system primarily distinguishes between self-contained housing (with its own entrance, kitchen and toilet) and non-self-contained housing such as rooms with shared facilities. Monumental status is also taken into account, which can earn extra points because of its cultural value, while new construction homes often score points on energy quality and modern amenities, resulting in different maximum rents per housing type within the system.
Learn more about the point system for different housing types in our explanation:
Point system independent living spaces Point system non-self-contained living spaces (rooms)Points determine the maximum rent. The following factors count:
The point system ensures fair, transparent and affordable rents in the regulated sector.
An independent living accommodation has its own access and its own facilities such as kitchen, toilet and bathroom. In a non-self-contained dwelling these facilities are shared with others, such as in a student house. Only self-contained accommodations are eligible for rent subsidy and usually receive more points in the housing assessment system.
The number of points of a property is determined on the basis of fixed criteria such as living space, facilities, WOZ value and energy label. Via the rent check of the Rent Commission you can easily calculate how many points your property has and what the maximum rent can be.
If you disagree with the number of points or the rent, you can submit a review request to the Rent Commission. This can be done up to six months after the start of the rental contract. The Rent Commission will then assess whether the rental price suits the number of points of the house.
NL