WWS points and rental prices in 2026: what landlords and tenants need to know

15 jun

In 2026, the Housing Valuation System (WWS) determines the maximum rent for a large proportion of rental properties in the Netherlands. Since the introduction of the Affordable Rent Act on 1 July 2024, this no longer applies solely to social housing but also to the mid-market rental segment. What are the thresholds, how are points calculated, and when does a property qualify for the private rental sector?

What is the WWS?

The Housing Valuation System (WWS) is the official framework used by the Dutch government to assess the quality of a rental property and translate that quality into a maximum rental price. A points score is calculated based on specific characteristics of the property. This score directly determines the rental segment in which the property falls and the maximum rent a landlord may charge.

Importantly, since the introduction of the Affordable Rent Act, the WWS points system has become mandatory. For every new tenancy agreement, landlords are required to provide an official points calculation and base the rent on this assessment. Municipalities can enforce compliance and impose fines where necessary.

What factors are included in the points calculation?

The WWS points system takes a range of factors into account:

Floor area is the most important category and generally accounts for 40% to 60% of the total score. All living spaces are measured in accordance with the NEN 2580 measurement standard. It is therefore important to ensure that your property is measured correctly.

Energy label has a significant impact. A higher energy rating results in more points, while a lower rating results in fewer points or even deductions. Properties without a valid energy label are assessed based on their year of construction, which is usually less favourable. We therefore recommend having an energy label issued after 2021, as these are incorporated correctly into the points calculation.

WOZ value is included through a formula that converts the WOZ value per square metre into points. The WOZ valuation with a 2024 reference date forms the basis of the calculation for 2026.

Kitchen and sanitary facilities can each contribute up to seven points, depending on the available amenities and the length of the kitchen worktop.

Outdoor space, such as a balcony, garden, roof terrace or loggia, earns points based on its size. Even a small balcony contributes to the total score. Under the revised system, shared outdoor spaces are also taken into account.

Additional features, such as a parking space, lift or specific construction characteristics, may further influence the total number of points.

The three rental segments in 2026

Based on the total number of points, a property falls into one of three rental segments.

Social housing: up to and including 143 points

Properties in this category have a maximum monthly rent of €932.93 (2026). This is the social housing threshold. The vast majority of social housing properties owned by housing associations fall within this segment. We do not rent out social housing properties.

Mid-market rental sector: 144 to 186 points

This segment was officially introduced on 1 July 2024 and bridges the gap between social housing and the private rental sector.

In 2026, the maximum monthly rent for mid-market rental properties is €1,228.07. It is estimated that more than 300,000 homes that were previously part of the private rental sector have moved into this segment as a result of the new legislation.

Rental prices within this category are legally capped. If your property scores fewer than 187 points, it falls within the mid-market segment and it is not possible to charge a free-market rent.

Private rental sector: 187 points or more

Properties with 187 points or more fall within the private rental sector. In this category, there is no statutory maximum rent based on the WWS table.

The rent is determined through agreement between landlord and tenant, although it must remain in line with prevailing market conditions. Annual rent increases in the private sector are still subject to legal limits. The maximum permitted increase is announced each year by the Dutch government.

The difference between 186 and 187 points

A single point can have a significant financial impact.

A property with 186 points is subject to the maximum rent established by the WWS system. A property with 187 points falls within the private rental sector, where market rents apply.

Many properties currently score between 170 and 195 points, making it worthwhile to determine exactly how many points are needed to reach the private sector threshold. Targeted investments in sustainability improvements, such as upgrading the energy label, or enhancing facilities can make a substantial difference.

What does this mean for you as a landlord or investor?

Whether you are planning to rent out a property or have purchased one as an investment, an accurate and up-to-date WWS assessment is essential.

Charging an incorrect rent can lead to a mandatory rent reduction when a new tenant moves in, or even a fine imposed by the municipality.

Before we market a property for rent, we require a completed points calculation. You can carry this out yourself through the Rent Tribunal (Huurcommissie) website. However, particularly in borderline cases, we strongly recommend obtaining an official assessment from a certified specialist.

As estate agents, we are happy to advise you on both the rental value and the WWS score of your property. We work with certified partners who can provide an official points calculation that meets all Huurcommissie requirements.

Maarten Hogerwerf