You own a home in Haarlem and you want to rent it out. Maybe you are moving abroad for work. Maybe you bought a new place. The first question is almost always the same: how much rent can I ask? The answer in 2026 depends less on "what the market pays" than it used to. Dutch law now sets a maximum rent for many homes. This article explains how that works, and what else affects your rent.
Step 1: the points system decides your segment
Since 1 July 2024, the Affordable Rent Act (Wet betaalbare huur) applies in the Netherlands. Under this law, every self-contained home gets a number of points. This is called the home valuation system, or WWS. The number of points decides which rental segment your home falls into. Each segment has its own rules.
For leases that start in 2026, these limits apply:
Social rent: up to and including 143 points. Maximum base rent of € 932.93 per month.
Mid-market rent (middenhuur): 144 to 186 points. Maximum base rent of € 1,228.07 per month.
Free sector: 187 points or more. There is no maximum rent.
So the key number is 187. If your home scores 187 points or more, you can agree a market rent with your tenant. If it scores less, the law sets a ceiling. These limits are updated every year.
The rules are enforced. A tenant can ask the Rent Tribunal (Huurcommissie) to check the rent. Since 1 January 2025, tenants can also go to the municipality. If the landlord does not lower the rent, the municipality can impose a fine. That is why it pays to get the points right before you set a price.
Step 2: what gives your home points?
The points system looks at the home itself. Some of the main factors:
Floor area. More square metres means more points.
Energy label. Under the new law, the energy label counts more heavily than before. A better label means more points. Improving insulation can move a home into a higher segment.
WOZ value. The official property value counts as well. Under the new law, the influence of the WOZ value on the total points is limited.
Facilities and heating. The kitchen, bathroom, heating and other features all add points.
Location affects your points mainly through the WOZ value. A home in a popular Haarlem neighbourhood usually has a higher WOZ value. But because of the cap, location alone does not decide your segment.
The Huurcommissie offers a free online Rent Check (Huurprijscheck). It gives a good estimate of the maximum rent. It takes about 30 minutes. Note that the result is an estimate. The Huurcommissie itself says you cannot derive rights from it.
Step 3: in the free sector, the market decides
Does your home score 187 points or more? Then there is no maximum rent. The price depends on what tenants are willing to pay. In practice, that comes down to things like:
the size and layout of the home;
the condition and finish;
the location, such as distance to the centre, the station and the beach;
outdoor space, parking and storage;
whether the home is furnished, upholstered or unfurnished;
when it is available, and for how long.
Furnished homes are popular with expats who come to the Netherlands for a few years. But furniture does not change the legal limits. In a regulated home, the maximum base rent depends on the points of the home itself. Any fee for furniture is a separate item and needs to be set up correctly. Ask for advice before you add one.
How much can you raise the rent later?
Once a lease is running, the yearly increase is also capped. For 2026, the maximum is:
4.4% in the free sector;
6.1% for mid-market rent;
4.1% for social rent (from 1 July 2026).
You may raise the rent once per year at most, and the increase must be agreed in the lease. A lower increase is always allowed. For the free sector, the government has said this cap applies until 1 May 2029.
Why a rental price indication makes sense
You will find many "average rent per square metre" figures online. They are rarely useful for your home. Two homes on the same street can fall into different segments, because of their energy label or floor area. One may have a legal maximum. The other may not.
A rental price indication combines both sides. First, the legal side: how many points does your home have, and which segment applies? Second, the market side: what are tenants paying for similar homes in Haarlem right now? Only then do you know a realistic and legal rent.
Setting the rent too high can lead to a procedure and a lower rent later. Setting it too low costs you money every month. A good indication helps you avoid both.
Get your free rental price indication
Koops Makelaardij has been renting out homes in Haarlem and the surrounding area for more than 20 years. We work in Haarlem, Heemstede, Bloemendaal, Zandvoort, Haarlemmermeer and Velsen. Many of our tenants are expats. Our clients rate us 4.7 out of 5 on Google.
We calculate the points, check the market and give you a clear advice. Our fee is one month's rent including VAT, and you only pay if we find a tenant.
Curious what your home could earn? Request your free rental price indication. You can also call us on +31 (0)23 532 9817 or email haarlem@koopsmakelaardij.nl. Our office is at Gedempte Oude Gracht 152 A in Haarlem.
This article gives general information and was updated in October 2026. Rules can change. It is not legal or tax advice.
