Knowledge Base/Housing Valuation System (WWS)

The Housing Valuation System (Woningwaarderingsstelsel/WWS)

The Housing Valuation System, better known as the points system (puntensysteem), is the foundation of Dutch rent price regulation. It determines the maximum rent a landlord may charge for a rental property. In this article, we explain how it works.

What is the WWS?

The Housing Valuation System (WWS) is a points system established in the Housing Rent Prices Decree (Besluit huurprijzen woonruimte). Each rental property receives points based on the quality and features of the home. The total number of points determines the maximum rent price the landlord may charge.

The system is designed to protect tenants against excessive rent prices. The Rent Tribunal (Huurcommissie) uses the WWS to adjudicate rent price disputes. If the rent is higher than the maximum corresponding to the number of points, the tenant can enforce a rent reduction.

"De maximale huurprijsgrens voor woonruimte wordt bepaald aan de hand van het woningwaarderingsstelsel, zoals vastgelegd in bijlage I bij het Besluit huurprijzen woonruimte. De som van de kwaliteitspunten bepaalt de maximale redelijke huurprijs."
— Housing Rent Prices Decree (Besluit huurprijzen woonruimte), Article 5 and Annex I

How are points calculated?

The WWS awards points across the following categories. Each category has its own calculation method established in Annex I of the Housing Rent Prices Decree.

Floor area of rooms

1 pt/m²

The total floor area of all rooms (living room, bedrooms, kitchen). Measured according to NEN 2580. Approximately 1 point per square metre.

Floor area of other spaces

0.75 pt/m²

Utility room, storage, attic, garage and other non-rooms. Counts for 0.75 points per m².

Heating

2 pts/room

Points for the type of heating. Central heating (cv) yields 2 points per heated room.

Energy performance (energy label)

0-40 pts

The energy label is an important factor. A++++ yields approximately 40 points, G yields 0 points. A better label = more points = higher permitted rent.

Kitchen

max 7 pts

Points for countertop length and kitchen appliances. A countertop of at least 1 metre earns points, as do built-in appliances.

Bathroom

max 7 pts

Toilet, sink, shower and/or bathtub each earn points. A complete bathroom with bathtub can yield up to 7 points.

Outdoor space

variable

Balcony, garden, roof terrace or loggia. The area in square metres is converted to points.

WOZ value

variable

The WOZ value (property valuation) is converted to points using a formula that factors in the WOZ value per m². This is typically one of the largest point sources.

Point thresholds and the Affordable Rent Act

The number of points determines which rental segment the property falls into. Due to the Affordable Rent Act (Wet betaalbare huur), which came into effect on 1 July 2024, the thresholds have shifted:

Before 1 July 2024

Up to 148 points

Social segment — capped rent

Above 148 points

Private sector — no maximum

From 1 July 2024

Up to 148 points

Social segment — capped rent

148-186 points

Mid-range rental (middenhuur) — capped rent (new!)

Above 186 points

Private sector — no maximum

"De Wet betaalbare huur breidt het gereguleerde segment uit naar woningen met maximaal 186 punten op het woningwaarderingsstelsel. Hierdoor krijgen ook huurders van middenhuurwoningen de bescherming van een gemaximeerde huurprijs."
— Affordable Rent Act (Wet betaalbare huur, Stb. 2024, 190), Explanatory Memorandum

Example: points calculation

A 55 m² apartment in Amsterdam with energy label B, a complete kitchen and bathroom, and a WOZ value of €250,000 might look like this:

Category	Points
Floor area of rooms (55 m²)
Floor area of other spaces (5 m²)
Heating (4 rooms)
Energy label B
Kitchen
Bathroom
WOZ value
Total

With 153 points, this property falls into the mid-range rental segment since the Affordable Rent Act. The maximum base rent is then approximately €1,000-1,050 per month (depending on the exact point value). Was the rent previously €1,400? Then there is a right to rent reduction.

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What is the Housing Valuation System (Woningwaarderingsstelsel/WWS)?+

The Housing Valuation System (WWS) is the legal points system that determines the maximum rent price for rental homes in the Netherlands. Each component of the home (floor area, energy label, WOZ value, facilities) earns points. The total determines the maximum base rent price (kale huur).

Does the WWS also apply to private sector (vrije sector) homes?+

Since the Affordable Rent Act (Wet betaalbare huur, 1 July 2024), the WWS also applies to homes up to 186 points. Previously, the threshold was 148 points. Many homes that used to be in the private sector now fall under the regulated segment with a capped rent price.

How are WWS points calculated?+

WWS points are calculated using a fixed table in the Housing Rent Prices Decree. The key factors are: floor area (1 point per m²), energy label (0-40 points), WOZ value (variable), kitchen (up to 7 points), bathroom (up to 7 points), and outdoor space.

Can I calculate my own WWS points?+

Yes, with our free rent check you can get an estimate of the number of points and the maximum rent price. For an exact point count, a physical inspection is needed, because factors such as kitchen facilities and bathroom fixtures are not always available from public sources.

What changes with the Affordable Rent Act?+

The Affordable Rent Act (Wet betaalbare huur, July 2024) raised the points system threshold from 148 to 186 points. Homes up to 186 points now have a capped maximum rent price. Additionally, the weighting of energy labels and floor area has been adjusted. Municipalities can impose fines for non-compliance.

Calculate your own WWS points

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