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LUNTERO
Find your way home in the Netherlands with 20,000+ rental listings at your fingertips!
© 2025 Luntero. All rights reserved.
Luntero
Are You Paying Too Much Rent? Your Guide to the Dutch Points System
Discover how the Dutch housing valuation points system works, recent sector changes, and practical tips to ensure you’re not overpaying rent in the Netherlands.
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Renting in the Netherlands can be an exciting step—until high prices and fierce competition meet you at the door. What many tenants, especially internationals, don’t realize is that regulated rental homes in the Netherlands are assigned a maximum rent based on a points system. By understanding this system—and recent changes—you can check whether your rent is fair and, if needed, take action to lower it.
Navigating a new country’s housing market is challenging. Limited Dutch language skills, unfamiliar legal procedures, and pressure to secure a home quickly can make expats prime targets for landlords eager to charge “free market” rates—even when properties fall under rent control. Without awareness of your rights or the tools to verify rent limits, you could be paying hundreds of euros more each month than legally allowed.
The Dutch woningwaarderingsstelsel (housing valuation system) assigns points to a self-contained rental property based on several characteristics. The total points determine the maximum monthly rent a landlord may legally charge. Key factors include:
Each element carries a fixed point value. Once you know your home’s total, you can look up the maximum rent via the Huurcommissie Rent Check Tool.
Until mid-2024, properties scoring 144 points or more were considered “free sector” housing, exempt from rent caps. From July 1, 2024, the thresholds changed to introduce a mid-rent bracket:
| Sector | Point Range | Regulation Level |
|---|---|---|
| Social housing | 0 – 143 points | Strictly regulated |
| Mid-rent (midsector) | 144 – 186 points | Partially regulated |
| Free sector | 187+ points | Unregulated |
These adjustments mean more homes now fall under partial regulation, potentially giving tenants above-average protection. Plus, as of January 1, 2025, landlords must supply an official points calculation when requested. Failure to comply or miscalculations can be challenged at the Rent Tribunal.
Imagine you rent a one-bedroom apartment in Amsterdam with a score of 165 points. Under the updated system, your maximum rent might be around €1,050 per month. Yet it’s not uncommon to see listings advertising €1,400–€1,600, especially to expats. Over a year, that’s a potential overpayment of €4,200 or more—over three years, it could exceed €12,000.
The Rent Tribunal process and any possible appeal to the kantonrechter (district court) are fully in Dutch, with strict procedural rules and often court fees. Many tenants choose to seek professional support—such as legal advisors or tenancy rights organizations—to guide them through form submissions, hearings, and potential appeals.
The Dutch points system exists to create a fair housing market. Whether you’re in social, mid-rent, or free sector housing, knowing how the system protects you is the first step to paying only what you should. By proactively checking your property’s score and understanding sector regulations, you can avoid overpaying and potentially reclaim past overcharges.
Ready to find a rental that fits both your needs and your budget? For the most up-to-date listings and peace of mind in your housing search, visit Luntero, the easiest way to find rental listings in the Netherlands.