WOZ value in the Netherlands: what it is and where it matters

Every home in the Netherlands has an official value, set once a year by its municipality: the WOZ value. You meet it when you own a home and pay local taxes, when you rent and want to know whether the rent is fair, and when you look at an address before you sign. Across the country the average was €398k in 2025, and the provisional figure for 2026 is €439k.

A yearly valuation, dated one year back

The WOZ value is the estimated market value of a home on 1 January of the previous year. The municipality assesses it every year and announces it in the first eight weeks, so the value on a 2026 notice describes the market of 1 January 2025. In a rising market the number on your notice therefore trails what homes sell for today.

Statistics Netherlands publishes the average for all homes, owned and rented. It rose from €250k in 2019 to €398k in 2025, and the 2026 figure of €439k is 10 percent higher again. That 2026 figure is provisional; the final one follows in November 2026.

Looking up the WOZ value of any address

The WOZ-waardeloket shows the WOZ value of every house in the Netherlands, not only your own, and viewing it is free. Before you rent or buy, it gives you an official reference point for the home and for the houses around it.

One value is one home on one date. To see what is normal for a city, compare it with the averages further down this guide, and for the spread between neighbourhoods see how much home values swing within a Dutch city.

Local taxes, income tax and the water board

The WOZ value is the base for several taxes. Municipalities use it for property tax and sometimes the sewerage charge, the Tax and Customs Administration uses it for the notional rental value in income tax, and water authorities use it for the water system tax.

Property tax, OZB, is charged to whoever owns or uses a property on 1 January, and it arrives on the municipal tax bill. The WOZ value is printed on that bill as well, which is also where the objection period starts.

The WOZ value in the rent points system

Regulated rents in the Netherlands follow a points system, and the WOZ value is part of it. From 1 January 2026 a home earns 1 point for every €16,954 of WOZ value with reference date 1 January 2025, plus a second component: the WOZ value divided by the floor area and then by €268. The minimum WOZ value used is €85,806. At Rotterdam's 2026 average of €374k, the first component alone gives about 22 points.

Since the Affordable Rent Act, the WOZ value can make up at most 33 percent of the points for homes above 187 points, where the limit used to start at 142. For contracts signed on or after 1 July 2024, homes with 144 to 186 points fall in the regulated mid-rent segment. Tenants of social housing who did not receive a WOZ notice can request one, which lets them object.

Six weeks to object to the value

If the value looks too high, you object to the municipality within six weeks after the date on the tax assessment. The period starts on the day after the date printed on the notice, and the municipality has until the end of the year to decide.

Missing the deadline does not always close the door. If the value turns out to be more than 20 percent too high, the municipality must still reduce it. The values of comparable homes nearby are on the same WOZ-waardeloket, so you can look them up before you object.

WOZ values in the cities we cover

The table shows the average WOZ value for the country and the 17 cities on this site, for 2025 and the provisional 2026, with the 2025 split between owner-occupied homes and homes owned by housing associations. All figures come from Statistics Netherlands; see our data sources.

Amstelveen, next to Amsterdam, has the highest average at €615k in 2026, ahead of Amsterdam itself at €575k, and Groningen and Maastricht the lowest at €346k each. The increase from 2025 ranges from 7 percent in The Hague to 12 percent in Utrecht, Delft, Arnhem and Tilburg.

In every one of these cities owner-occupied homes are valued well above housing association homes; nationally the gap is €473k against €271k. A city average says little about a single street, so open the city pages on our cities overview to see the neighbourhoods behind each number.