WWS points calculation: 3 Dutch rent examples (2026)

Many tenants have heard about "the points system" but don't know what it means for their own room or flat. We work through three typical situations: a shared student room in Amsterdam-West, a self-contained social rental in Utrecht, and a mid-rent apartment under the new Affordable Rent Act. For each example you see which points add up and how to compare that with what you currently pay.

What do WWS points actually measure?

The Dutch points system (Woningwaarderingsstelsel, WWS) has two tables: one for non-self-contained rooms (shared facilities) and one for self-contained homes (private kitchen, shower, toilet). The categories differ, but the main elements are:

• Surface area of your private space (room or home), in square metres
• Sanitary facilities (private or shared kitchen, shower, toilet)
• Heating (central heating, individual gas heater, etc.)
• Energy label (A++ down to G) for self-contained; energy label plus insulation for non-self-contained
• WOZ value (self-contained only, since 2015)
• Outdoor space, surrounding amenities, monument status

The Huurcommissie (Rent Tribunal) publishes tables converting points to a legal maximum rent. These are indexed each year on 1 July. In 2026, work from the July 2025 table plus any July 2026 update that applies at the moment of dispute.

How do you calculate points for a shared student room?

Example 1: student room in De Baarsjes

• 12 sqm private room
• shared kitchen (3 housemates), shared shower and toilet (3 housemates)
• central heating with individual thermostat
• house energy label C
• built in 1932, no monument status

Indicative points calculation (non-self-contained):

Category	Points
Surface area 12 sqm	ca. 12
Heating (central, thermostat)	ca. 4
Energy label C (whole building)	ca. 6
Kitchen (shared by 3)	ca. 4
Sanitary (shared by 3)	ca. 6
Other facilities	ca. 4
Indicative total	ca. 36

At 36 non-self-contained points you sit at roughly 215 to 240 euros base rent per month in 2026. If the landlord asks 425 euros base rent, you are well above the legal maximum.

This is a quick estimate. The official Huurcommissie rent check calculates more precisely and accounts for details combined here.

How does the calculation work for a self-contained social rental?

Example 2: 50 sqm apartment in Kanaleneiland (Utrecht)

• 50 sqm living area
• private kitchen (3 sqm), private bathroom (3.5 sqm)
• own central heating
• energy label B
• WOZ value 235,000 euros
• balcony of 4 sqm

Indicative points calculation (self-contained):

Category	Points
Living areas 36 sqm	ca. 36
Other rooms (kitchen, bathroom, hall)	ca. 6
Heating (own central heating)	ca. 4
Energy label B	ca. 32
Kitchen (private, counter length)	ca. 4
Sanitary (shower + toilet)	ca. 6
WOZ component	ca. 50
Outdoor 4 sqm balcony	ca. 4
Indicative total	ca. 142

At 142 points your 2026 maximum base rent lands around 820 to 870 euros. Above the threshold of 187 points (the liberalisation cap from 2024) you enter the free sector and there is no legal maximum. Below that line, the landlord must respect the points maximum.

What about mid-rent under the Affordable Rent Act?

Example 3: mid-rent apartment on Java-eiland

• 65 sqm surface area
• private kitchen, private bathroom, private toilet
• collective central heating with individual meter
• energy label A
• WOZ value 412,000 euros
• balcony 6 sqm

Indicative points calculation (self-contained):

Category	Points
Living areas	ca. 47
Other rooms	ca. 8
Heating	ca. 5
Energy label A	ca. 36
Kitchen	ca. 6
Sanitary	ca. 8
WOZ component (after cap)	ca. 50
Outdoor 6 sqm	ca. 5
Indicative total	ca. 165

165 points falls under the Affordable Rent Act since 1 July 2024. Up to 186 points is the compulsory middle segment: the landlord cannot ask more than the points maximum, which in 2026 lands around 1,030 euros base rent for 165 points. If someone asks 1,450 euros base rent, you can force a rent reduction at the Huurcommissie, with retroactive effect within the first six months of the contract.

Which points are most often forgotten?

In our experience tenants regularly miss six categories because they do not know they count:

1. Own washing machine connection (small but real points for self-contained)
2. Central ventilation with mechanical extraction
3. Double glazing or better in all living rooms
4. Storage outside the home of at least 2 sqm
5. Private outdoor space (balcony, garden, roof terrace), even if small
6. WOZ value from the current year, not from an outdated assessment

Missing one or two of these categories easily costs 8 to 12 points, which translates to 50 to 80 euros of maximum rent per month.

What do you do if your calculation is lower than your rent?

Three scenarios, escalating in steps:

Scenario 1: you overpay 50 to 100 euros per month. Send your landlord a registered letter with the points calculation and the difference. Many landlords prefer a voluntary reduction over a Huurcommissie procedure.

Scenario 2: you structurally pay above the maximum and the landlord does not respond. Submit a request for rent reduction at the Huurcommissie. The fee is 25 euros. If you win, you get that back. Within the first six months of the contract the reduction applies retroactively.

Scenario 3: you suspect the whole contract is off (excessive service costs, no energy label, no WOZ proof). Combine a points check with a broader tenant rights review and consider legal help via Het Juridisch Loket or a local rental team.

Are you just starting your search and want to avoid this kind of situation? On Huismaatje you see the suggested price per listing based on a points estimate, so you know upfront whether the rent is near the legal maximum. Browse our room map or read our broader renting a room in Amsterdam guide for the full picture.

Frequently asked questions

Is my own points count valid if I do it myself?

A self-calculation is a reasonable indication but not binding. The official Huurcommissie tool and, in disputes, an on-site inspector's report are decisive. Use your calculation as a starting point for a conversation with the landlord, not as legal proof.

Can my landlord refuse to cooperate with a points calculation?

A landlord is not obliged to calculate themselves, but must provide baseline information on request: energy label, surface area and (for self-contained) WOZ value. If they keep refusing you can force access via the Huurcommissie.

How often do the WWS tables change?

Once a year, on 1 July, indexation takes place. Point categories change less often, usually only with major legislation (like the Affordable Rent Act in 2024).

Does outdoor space also count for shared rooms?

For non-self-contained rooms, outdoor space counts more narrowly than for self-contained. A shared roof terrace or garden sometimes gives one or two points, rarely more.

What if my home is a national monument?

Monument status gives extra points (self-contained). Ask the municipality or the Cultural Heritage Agency for confirmation. This is a frequently missed category, especially in Amsterdam canal houses and historic city centres.

Can a points calculation also work against me?

In theory yes: if you pay well below the maximum and a landlord pursues a court procedure to raise the rent. In practice this rarely happens, since annual increases are capped.