How is rent calculated in Rotterdam?

Explanation of the housing points system (WWS)

Many landlords and expats wonder: How is the rental price of a property in Rotterdam determined? In the Netherlands, this is done through the Housing Valuation System (Woningwaarderingsstelsel, WWS) – also known as the points system. This system decides whether a property falls under regulated housing or the private (liberalized) sector.

1. What is the housing points system?

The WWS assigns points to a property based on its quality and facilities. The more points, the higher the allowed rent.

Key factors include:

• Surface area (living space, outdoor space, storage).
• Energy label (higher labels give more points).
• Facilities (kitchen, bathroom, heating system).
• Location (neighborhood and WOZ value – Dutch property tax value).

2. When is a property in the free sector?

• Below 187 points → the property falls under the regulated sector. Rent is capped according to the official rent table.
• From 187 points and higher → the property is in the free sector, meaning the landlord can set the rental price freely.

3. How is the maximum rent calculated?

1. Count the points for all aspects (surface, energy label, facilities, location).
2. The total points determine the maximum allowed rent.
3. • Example: 150 points = regulated sector, rent approx. €800/month.
   • 200 points = free sector, rent can be set freely.

A full calculation can be done with the official Dutch rent check tool.

4. The role of the energy label

Since 2023, the energy label has a bigger influence in the points system:

• Energy label A or better → more points, higher allowed rent.
• Poor label (E–F–G) → fewer points, higher risk of regulated rent.

A valid energy label is mandatory for any rental property in Rotterdam.

5. Contract requirements

• With every new rental agreement, a points report must be shared with the tenant.
• Tenants can request a rent check by the Dutch Rental Tribunal (Huurcommissie).
• Without a proper points report, landlords risk disputes or forced rent reductions.

6. Practice in Rotterdam

The Rotterdam housing market is tight, but the law applies everywhere:

• Many apartments in areas like Blijdorp or Kralingen are around the 180–200 point range (borderline free sector).
• Luxury homes in Scheepvaartkwartier and Hillegersberg usually exceed 187 points, placing them safely in the free sector.

Conclusion: rental prices in Rotterdam are not random. The housing points system is decisive: 187 points is the threshold between regulated and free sector. For landlords, having a reliable points report and valid energy label is crucial.