LUNTERO
Find your way home in the Netherlands with 20,000+ rental listings at your fingertips!
© 2025 Luntero. All rights reserved.
LUNTERO
Find your way home in the Netherlands with 20,000+ rental listings at your fingertips!
© 2025 Luntero. All rights reserved.
Luntero
The official points-based system used in the regulated sector to determine the maximum legal rent for a property based on its quality, size, and location.
Dutch Housing System
The minimum gross income a prospective tenant must earn to be considered for a rental property, a primary and often rigid screening tool used by landlords.
A decorative trim applied to the junction where the walls meet the ceiling, adding a classic, finished, and often elegant look to a room.
A high, arched, or angled ceiling that extends up towards the roofline, creating a dramatic sense of space, volume, and openness in a room.
A modern lighting system that can be controlled remotely via a smartphone app or smart home hub, offering convenience and customizable ambiances.
A luxury feature where speakers for a sound system are recessed into the ceilings or walls, offering a clean, integrated audio experience.
A housing model where residents collectively own and manage their own properties, a niche sector in the Netherlands that receives some government support for its creation.
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The Woningwaarderingsstelsel (WWS), known colloquially and almost universally as the puntentelling (points count), is the legal foundation of the Dutch regulated rental sector (sociale huur). It is a detailed, objective system that assigns a point value to nearly every aspect of a self-contained rental property. The total number of points corresponds directly to a maximum legal basic rent (maximale huurprijs) that a landlord is permitted to charge. This system is a tenant's most powerful weapon against being overcharged, transforming the question of 'fair rent' from a matter of opinion into a matter of verifiable calculation.
An official assessor, or a tenant using an online calculator, will evaluate the property based on a wide range of state-regulated criteria. The main components that generate points are:
Oppervlakte): Points are awarded for the square meterage of all rooms, including living areas, bedrooms, kitchens, and bathrooms.WOZ-waarde): A significant number of points are derived from the property's official value as determined by the municipality. This component links the rent to the desirability and market value of the location.Energielabel): A property's energy efficiency has a major impact. A highly efficient A-label property receives a large number of points, while a drafty G-label property receives far fewer, or even negative points.Once the total point value is calculated, it is cross-referenced with an official table, published annually by the government, which links the number of points to a specific maximum monthly basic rent. A landlord renting out a property in the regulated sector is legally forbidden from charging a basic rent higher than this amount. The crucial, skeptical insight is that many private landlords either are ignorant of the puntentelling or deliberately ignore it, charging free-market prices for properties that should be regulated. Any tenant can use the official Huurprijscheck calculator on the Huurcommissie (Rent Tribunal) website to perform their own points count. If their current rent is too high, they can start a formal procedure to have it permanently reduced to the legal maximum.