The rental home point system (WWS) determines in 2025 exactly how much rent you can charge or pay in the Netherlands. Since 1 January 2025 It is compulsory for landlords to keep the scoring to accompany each rental contract. This will establish whether a property in the social housing, middle rent or private sector falls, and what the maximum base rent may be.

In this article, you will read how it points system in the Netherlands works, what limits will apply in 2025 and you will get a concrete calculation example.

What will the point system (WWS) be in 2025?

The Housing rating system (WWS) assesses the quality of a property based on points. Points are awarded for:

• Living space (m²)

• Outdoor space (balcony, garden, roof terrace)

• Energy label & sustainability

• Kitchen and bathroom quality

• WOZ value

• Location of property (Amsterdam often scores higher due to WOZ values)

The total number of points determines the maximum base rent that landlords are allowed to charge in 2025, if the number of points is below the liberalisation limit.

Rental limits & liberalisation limit 2025

Since 2025, the following limits apply to rental housing in the Netherlands:

➡️De liberalisation limit for 2025 is at € 1.184,82 bare rent.
👉 Important: once a property in the private sector falls (i.e. 187 points or more), applies no legal maximum rent more. The landlord may then decide what rent to charge, depending on the market.

Why social renting and middle renting are hard to find

• Social housing: income-related, with waiting lists that in cities like Amsterdam are often 10 years or more amounts. Not a viable short-term option for most house seekers.

• Mid-range rental: very limited supply and high demand. As a result, competition is high and landlords often propose strict income requirements (at least 3.5 to 4 times the rent gross).

👉 Therefore, the private sector in practice the most realistic option. At TNG Real Estate, we mainly find properties in this segment and help clients through a search query.

Calculation example points system in the Netherlands

Sample house (Amsterdam-West):

• 55 m² living area = ~110 points

• Balcony 5 m² = 2 points

• Energielabel B = 32 points

• Luxury kitchen = 15 points

• Modern bathroom = 12 points

• WOZ value € 400,000 = 35 points

Total: 206 points

➡️ In short, this property falls into the private sector, because the number of points exceeds the liberalisation limit.

Frequently asked questions about the 2025 points system

Should the point count be with each new lease?
Yes, since 1 January 2025 this is mandatory.

How many points does an energy label provide in 2025?
For example: Label A+ = 40 points, label B = 32 points, label G = 0 points.

Do the rules also apply to temporary rentals in the Netherlands?
Yes, the points system also applies to temporary contracts.