Points-Based Rent System in the Private Sector in the Netherlands

26 February 2025

Egle Kemezyte

Growth Marketer

Last year, the Dutch government introduced the Affordable Rent Act (July 1, 2024), a new legislation designed to regulate rent prices in the Netherlands' middle and social housing sectors.

What do these changes mean if you are a tenant planning to move to a new rental home or a landlord looking to rent out your property?

Affordable Rent Act - point rental system

The Affordable Rent Act regulates rent for middle-income households, ensuring affordability based on home quality.

To address rising rental prices, the House of Representatives introduced the Act, which includes a points system to regulate rents in the social housing sector. This system calculates the maximum rent based on size, maintenance, amenities, and energy efficiency.

The WOZ value (home valuation under the Valuation of Immovable Property Act) also influences rent by affecting the points assigned for a home's size. However, the points system applies only to social housing. In the private rental sector, rents remain market-driven without a maximum cap. You can use this tool to check a rough idea of how many points your property is worth.

For example

If your property scores 143 points or fewer, your rent (excluding service costs) should not exceed €880. If it does, you are entitled to a discount.
Properties scoring between 144 and 186 points fall under the middle market rental category, with a capped maximum rent.
Properties scoring more than 186 points are in the free sector, where landlords can set rents as they see fit.

How do the new regulations impact your current contract?

If you already have a contract, there are two options.

For a property worth 143 points or less:

You should be paying a maximum rent of €880.
If you are paying more, you may be entitled to lower rent and should discuss this with your landlord.

For a property worth more than 143 points:

You must continue paying the agreed-upon rent.
If you moved in less than six months ago, you can request a reduction if the rent exceeds the amount determined by the points system.

Due to the quick implementation of the rent regulation law, landlords have until January 1, 2025, to inform tenants of their property's point value. If you sign a new rental contract on or after July 1, landlords have until January 1, 2025, to evaluate the property and notify you of the points.

How does it affect investors who want to buy an investment property?

If you are considering investing in real estate and obtaining a buy-to-let mortgage, the first step is to inform us of the properties you have in mind. Buy-to-let mortgages differ from residential mortgages, as we need to evaluate the investment property beforehand. We thoroughly assess the property and provide ROI calculations based on your choice.

Are you looking for an investment mortgage in the Netherlands?

Schedule a free introductory call with our mortgage specialist to understand your mortgage options in the Netherlands.