What are WWS points?
In the Netherlands, landlords are not always free to set the rent. For many homes, Dutch law sets a maximum basic rent through the WWS points system.
A home's score determines which part of the rental market it falls into: the social sector, the regulated middle sector (middenhuur), or the free sector. Rent is capped in the first two sectors. In the free sector, it is not.
Since 1 January 2025, every new rental agreement must come with a WWS points calculation — even if the home is in the free sector.
What determines a home's WWS score?
Points are awarded for things like:
- living area
- energy label
- WOZ value
- the kitchen, bathroom, and toilet
- balconies, terraces, and other outdoor spaces
- other features and amenities
There are separate calculations for self-contained homes and rooms. In both cases, floor area is measured using the NEN 2580 standard.
How do WWS points affect rent?
For rental agreements starting in 2026, the following limits apply:
- Up to 143 points: social sector. The exact score sets the rent cap, up to a maximum of €932,93.
- 144 to 186 points: regulated middle sector (middenhuur). The exact score sets the rent cap, up to a maximum of €1.228,07.
- 187 points or more: free sector. There is no WWS cap on the initial basic rent.
Rooms and other non-self-contained homes — where the kitchen, bathroom, or toilet is shared — are always regulated and can never fall into the free sector.
How have the thresholds changed?
The rent caps for the social and regulated middle sectors are updated every year. Here are the figures for recent years:
| Year | Social sector | Middenhuur |
|---|---|---|
| 2026 | up to €932,93 | up to €1.228,07 |
| 2025 | up to €900,07 | up to €1.184,82 |
| 2024 | up to €879,66 | from 1 July — up to €1.157,95 |
| 2023 | up to €808,06 | — |
Until 1 July 2024, there was no regulated middle sector. A single rent threshold separated the social and free sectors. The introduction of middenhuur created the three-sector system used today.
The points thresholds have not changed since: up to 143 points for the social sector, 144 to 186 for middenhuur, and 187 or more for the free sector.
How can I calculate WWS points?
The Huurcommissie provides an official Rent Check (Huurprijscheck). Choose the version for a self-contained home or a room, fill in the property details, and it will show you the WWS score and maximum basic rent.
We are building the same calculation into Uprent. It is not ready yet.
What should I enter in Uprent?
When you list a home, Uprent asks if you already know its WWS score. If you do, select “Yes” and enter it. If not, select “No” and continue. You can publish the listing without it; you will simply need to include the WWS calculation along with the rental agreement.