How to Calculate Rent Points: Determining the Maximum Rental Price of a Property

A complete and clear guide for landlords, investors, and tenants

When renting out or renting a property in the Netherlands, the rent points system (Woningwaarderingsstelsel, WWS) plays a crucial role. The rental price is directly connected to the number of points a property receives. However, many people do not fully understand how this calculation works, which factors count, and when a home qualifies as social housing.

In this guide, we explain step-by-step how to calculate rent points, what to look out for, and how to easily determine the maximum allowed rental price according to the WWS.

With our Rent Points Calculation Tool, you can instantly see how many points your property has — and whether the rental price complies with the legal rules.

What are rent points?

Rent points determine whether a property falls under:

social housing,
mid-market rent, or
the private/free sector.

The more points a home receives, the higher the maximum permitted rental price.

The system is officially known as the Woningwaarderingsstelsel (WWS).

If the actual rent is too high compared to the number of points, the Huurcommissie (Rent Tribunal) can enforce a rent reduction. That’s why it is essential for both landlords and tenants to understand how rent points are calculated.

Which elements count toward the rent point total?

The WWS point system is made up of several categories:

1. Floor area (m²)

Larger homes and rooms receive more points.

2. Facilities

For example:

quality of the kitchen
quality of the bathroom
extra features such as double sinks or built-in appliances

3. Energy performance

Energy labels have a major impact:

A++++ earns a significant number of points
A low label reduces the total score

4. WOZ value (municipal property value)

This has become an important component since the introduction of the WOZ-based valuation.

5. Outdoor space

A garden, balcony, or rooftop terrace adds additional points.

6. Heating & ventilation

Modern, energy-efficient, or sustainable systems contribute extra points.

7. Location

Regional scarcity and demand can influence the valuation.

When does a property qualify as social housing?

A property is considered social housing if:

the total number of rent points stays below 143 points, and
the maximum rental price remains below the social housing rent threshold.

This threshold will be indexed again for 2026.

The point system therefore determines not just the rent price, but the entire rental category a home falls into.

Why calculating rent points matters

For landlords:

prevents rent reductions imposed by the Huurcommissie
ensures you know the legal maximum rent
helps determine whether a property qualifies for the private sector
avoids potential legal issues

For tenants:

helps verify whether the rent is fair
determines whether they qualify for a rent reduction
strengthens their position in disputes

For investors:

makes rental yield calculations more accurate
prevents unexpected underperformance after purchase

How to calculate rent points (WWS)

Calculating WWS points can be complex, especially because the rules change yearly. Adjusted valuations, new energy standards, and updated WOZ components can all impact the total.

Because the calculation consists of dozens of sub-calculations, most landlords use a tool instead of calculating manually.

Our tool calculates automatically:

the total number of rent points
whether the home qualifies as social or mid-market rent
the maximum rental price according to WWS 2025 rules
the explanation behind each component

Our Rent Points Tool: fast, reliable, and compliant with current regulations

With the THRES Rent Points Tool, you can instantly see:

the total number of rent points
the maximum permitted rent
how the energy label affects the score
whether the property qualifies as social housing
whether a rent check is advisable

The tool is ideal for:

private landlords
investors
real estate agents
property managers
tenants who want to verify their rights

It saves time, offers clarity, and prevents costly mistakes.

👉 Use the tool to calculate your rent points.

How many rent points do you need for the private sector?

A property must meet a minimum point threshold before it can legally be rented in the private sector.

If it falls below that threshold, it remains a social or mid-market rental property — regardless of the rent a landlord intends to charge.

That’s why performing an accurate point calculation is essential before setting a rental price.

Frequently Asked Questions about rent points and the WWS

Is the point system mandatory?

Yes. Every self-contained living space in the Netherlands must be assessed with the WWS point system.

Can the Huurcommissie lower my rent?

Yes. If the rent exceeds the amount allowed based on the points, the Huurcommissie can enforce a rent reduction — often retroactively.

Does a better energy label make a big difference?

Absolutely. A home that improves from label D to A can gain dozens of additional points.

How do I calculate the maximum rent?

The maximum rent is directly linked to the total number of WWS points. Our tool calculates this automatically.

Conclusion

Calculating rent points is essential for anyone renting, letting, or purchasing property as an investment. It determines the maximum legal rental price, the rental category, and the legal rights of both tenant and landlord.

With the THRES Rent Points Tool, you immediately know: