How Much Rent Can I Ask in Amsterdam? The Points System Explained (2026)
Last updated: October 2026 · By Erdal Aydın, founder of Amsterdam Property Renting
In Amsterdam, the maximum rent you may ask depends on the number of points your home scores in the Dutch points system (WWS). In 2026, a home with up to 143 points has a maximum rent of €932.93 a month, a home with 144 to 186 points a maximum of €1,228.07, and a home with 187 points or more can be rented in the free sector, without a legal maximum. Points come from the size of the home, the energy label, the WOZ value, the kitchen, the bathroom and outdoor space. Below we explain how it works, with a worked example. Want to know your own score? Ask for a free rent check.
Not sure how many points your home has? We calculate it for you within 24 hours, free and without obligation.
The three rent bands in 2026
| Points | Segment | Maximum rent per month (2026) |
|---|---|---|
| Up to 143 | Social rent | €932.93 |
| 144 to 186 | Regulated mid-rent (middenhuur) | €1,228.07 at 186 points |
| 187 or more | Free sector | No legal maximum |
These bands apply to contracts that start on or after 1 January 2026. Since the Affordable Rent Act (Wet betaalbare huur) of 1 July 2024, the points system is binding for social and mid-rent homes. Before that date, mid-rent homes were not regulated.
What is the maximum rent at my number of points?
There is no fixed amount per point. The government publishes a table each year. Some values for 2026:
| Points | Max. rent | Points | Max. rent |
|---|---|---|---|
| 143 | €932.93 | 165 | €1,083.88 |
| 144 | €939.73 | 170 | €1,118.23 |
| 150 | €980.91 | 175 | €1,152.55 |
| 155 | €1,015.22 | 180 | €1,186.84 |
| 160 | €1,049.57 | 186 | €1,228.07 |
Between 144 and 186 points, each extra point adds roughly €6.87 a month to the maximum rent. Over a year, a few points can make a difference of several hundred euros.
How points are calculated
| Category | How it scores (2026) |
|---|---|
| Surface | 1 point per m² of rooms; 0.75 per m² of other spaces such as storage |
| Heating | 2 points per heated room; 1 per heated other space (up to 4) |
| Energy label | Apartment (40 m² or more): A 37, B 30, C 15, D 11, E −4, F −9, G −15. Houses score slightly higher |
| Kitchen | Worktop 1–2 m: 4 points; 2 m or more: 7. Built-in appliances add points, up to the worktop points |
| Bathroom and toilet | Separate toilet 3, toilet in the bathroom 2, sink 1, shower 4, bath 6, bath and shower 7, plus extras |
| Outdoor space | Private: 2 points plus 0.35 per m². Shared: 0.75 per m² divided by the number of homes. No outdoor space: −5 (in 2026) |
| WOZ value | WOZ value ÷ €16,954, plus (WOZ value ÷ m²) ÷ €268 |
| Parking | Points for a parking space, plus 2 for a private charging point |
In Amsterdam the WOZ value often makes up a third or more of the total, because property values are high. For homes that would score 187 points or more, the WOZ points are capped at 33% of the total; if that cap pulls the home below 187, it is set at 186 points.
Monuments get a surcharge on the maximum rent instead of extra points: +35% for a national monument (rijksmonument), +15% for a municipal or provincial monument, and +5% for a home built before 1965 in a protected townscape.
A worked example: a 60 m² apartment in Amsterdam
This example is illustrative. Your home will score differently. Assumptions: a 1930s apartment with a living room, two bedrooms, a closed kitchen and a bathroom (55 m² of rooms), a 4 m² storage room, central heating, energy label C, a kitchen with a 1.8 m worktop and four appliances, a bathroom with a shower, a separate toilet, a 4 m² balcony and a WOZ value of €450,000.
| Category | Points |
|---|---|
| Rooms (55 m²) | 55 |
| Storage (4 m² × 0.75) | 3 |
| Heating | 11 |
| Energy label C (apartment) | 15 |
| Kitchen | 8 |
| Bathroom and toilet | 8.5 |
| Balcony (2 + 4 × 0.35) | 3.5 |
| WOZ value | 55.5 |
| Total | 159.5 → 160 points |
Result: 160 points falls in the regulated mid-rent band, with a maximum rent of €1,049.57 a month in 2026. The same apartment with energy label A would score about 182 points (around €1,200). Without the balcony it would drop to about 151 points (around €988).
Want this calculation for your own home? Send us the address and we will send you the points and the realistic rent within 24 hours.
How to increase the points of your home
- Improve the energy label. Going from label D (11 points) to label B (30 points) adds 19 points for an apartment. This is often the biggest single step.
- Upgrade the kitchen. A worktop of 2 metres or more and built-in appliances add points.
- Upgrade the bathroom. A bath and shower, a second sink or a second toilet add points.
- Add or improve outdoor space. In 2026 a home without any outdoor space loses 5 points.
- Check the measurements. Surfaces must be measured by the official method (NEN 2580). An incorrect measurement can cost or add several points.
Close to 187 points? Then a small improvement can move the home into the free sector, where no legal maximum rent applies. We check this for every home before it goes online.
What changes in 2027
A decree published in September 2026 (Stb. 2026, 267) takes effect on 1 January 2027. It removes the −5 penalty for homes without outdoor space, adds a WOZ surcharge for homes affected by the 33% cap, and formally sets label E at −4 points. The 2027 rent table has not been published yet; we will update this page when it is.
Your obligations as a landlord
- Since 1 January 2025 you must give the tenant the points calculation with every new contract. A printout of the Huurcommissie’s rent check tool attached to the contract is enough.
- The tenant can ask the Huurcommissie to check the starting rent within six months of the start of the contract. If the rent is too high, the lower rent applies from the first day.
- The municipality can fine landlords who ask too much rent, up to €100,000.
- Maximum yearly rent increases in 2026: 6.1% for mid-rent homes and 4.4% for free-sector homes; 4.1% for social rent from 1 July 2026.
Rent and points in Amsterdam: frequently asked questions
How many points does my home need for the free sector?
187 points or more for contracts starting in 2026. Below that, a legal maximum rent applies.
What is the maximum rent for a mid-rent home in Amsterdam in 2026?
€1,228.07 a month at 186 points. The exact maximum depends on the number of points, between €939.73 at 144 points and €1,228.07 at 186 points.
Does the WOZ value count in the points?
Yes. The WOZ value gives points both for the total value and per square metre. In Amsterdam this is often a third of the total score or more.
What happens if I ask too much rent?
The tenant can ask the Huurcommissie to lower the rent within six months, and the lower rent applies from the start. The municipality can also fine you.
Can I calculate the points myself?
Yes, with the Huurcommissie’s free rent check tool. Measuring correctly and choosing the right options takes care; we do it for you for free as part of our rent check.
Does the points system apply to furnished homes?
Yes. The points determine the maximum basic rent. A separate, reasonable fee for furniture and service costs can be agreed on top.
Sources for the figures on this page
Find out what your home can rent for. Free rent check within 24 hours, with the points calculation and a realistic market rent. No rent, no fee.
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