---
title: "Dutch Housing Points System (WWS) Explained | Relocify"
description: "Understand how the Dutch WWS points system determines maximum rent, regulated housing, and why similar apartments can have very different prices."
url: "https://www.relocify.nl/a/housing-points-system"
---
[Relocify Wiki](https://www.relocify.nl/wiki)

# New points system( 2024)
Learn how the Dutch Housing Valuation System (WWS) determines maximum rent, free-sector housing, and why similar apartments can have very different rental prices.

Written by Hasan Updated 1 month ago 4 min read

## **What is the “points system”?**
In the Netherlands, self-contained rental housing (apartments/houses, **not rooms)** is subject to a points-based valuation system known as the Woningwaarderingsstelsel (WWS).

This system assigns “ **points**” to a rental property based on list of characteristics:

- What determines the number of points:
  - Living area (size)
  - Other indoor spaces (storage, attic, etc.)
  - Outdoor space (balcony, terrace, garden)
  - Energy label (energy efficiency)
  - WOZ value (property tax value)
  - Kitchen **quality**
  - Bathroom **quality**
  - Building quality and maintenance
  - Shared facilities (if applicable)
  - Storage and parking spaces
  - Heating and hot water system
  - Monument/protected building status

The total number of points determines two key things:

1. **Into which rental “segment”** the property falls ( **social housing, mid-segment, free sector**) and thus whether there are legal rent caps.
2. **What the maximum legal rent** is for that property based on the point score. If the property is in the **free sector - no rent cap applies.**

## What changed 1 July 2024 (and subsequently)
The Dutch law called the Affordable Rent Ac **t** came into force on 1 July 2024, **increased** the number of points required for a property to qualify for free sector.

Before this law, any property that had reached 143 points- it qualified for the free sector, meaning the rent would not be capped, the landlord was free to decide how much to charge. After this law, only properties that have **minimum 187 points** qualify for free sector.

So that’s **30% higher threshold.**

Since 2024 these are the rent caps:

1. **Social housing** : maximum **€879.66/month**
2. **Middle sector** : maximum **€1,157.95/month.**
3. **Free sector** : uncapped

This means that **thousands of properties** suddenly entered the **‘regulated market’** - so called middle segment. This mostly included **small-sized properties**, and properties with low-energy label. The landlords are now allowed to charge a maximum of **€1157** (plus sometimes added cost for furnishing, parking, service costs and etc). Often in your contract you will see a cost breakdown, where €1157 is the base rent, and some extra services are added on top.

While this move aimed to secure affordable options, many landlords responded by **withdrawing rentals from the mid-market category,** as rents were often capped below what landlords felt necessary to cover costs.

As a result the supply of mid-market rentals overall dropped.

Free-sector properties are now facing a huge demand.

## Now here is where it gets confusing.
Why does a **70 m² house in Alphen aan den Rijn** have a rent cap of € 1,157, while a **40 m² apartment in Amsterdam or Utrecht** can still rent for € 1,700 or even more?

The only thing that matters is **how many points** the property has.

In major cities, the **WOZ value** (official property value) is extremely high, so with good renovation and a strong energy label, even a small apartment can reach the **187-point threshold** and become a **free-sector property**.

Meanwhile, in smaller towns, even a spacious two-bedroom home may not reach enough points to escape the rent cap.

There are even entire groups of **“rent-busters”** — tenants who deliberately rent high-priced apartments in Amsterdam, then file a complaint with the Huurcommissie (rent tribunal) to prove the property should be regulated and have its rent reduced. But because the **points system is complex** and every factor (WOZ, energy label, kitchen, bathroom, etc.) counts, these attempts don’t always succeed — many apartments really do meet the free-sector criteria despite being small.

## Why this matters for anyone moving to the Netherlands
For many newcomers or expats, this change has made **finding affordable housing harder than ever**.

A lot of professionals relocating for work say, _“I just need a small studio, I’m not picky”_ — but the reality is that **those smaller, affordable studios are mostly gone.**

In big cities, anything small and modern enough to meet energy and quality standards usually falls into the **free sector**, meaning market prices — € 1,500–€ 2,000 for a studio in Amsterdam is now common.

And when people try to look beyond the big cities — Utrecht, Haarlem, Leiden, or even smaller towns like Alphen aan den Rijn or Amersfoort — they often find **very few listings**.

Many landlords there have **decided not to rent out their homes** at all if they are capped at €1,157–€ 1,300, since that amount no longer justifies their costs.

## The bottom line
What was meant to make housing more affordable has, at least for now, **reduced the number of available rentals**, especially in the € 1,200–€ 1,600 range that used to serve single expats and young professionals.

Understanding **how the points system works** helps explain why — and why “just a small apartment” isn’t necessarily cheaper anymore.

Read also

[New rent regulations(2024)](https://www.relocify.nl/a/new-rent-regulations-2024) [Tenancy Rights](https://www.relocify.nl/a/tenant-rights) [Rental Contracts](https://www.relocify.nl/a/rental-contracts)