# Rent Points Calculator (Huurpunten) in English URL: https://essentiallyamsterdam.com/tools/rent-points-calculator-netherlands/ Updated: 2026-10-25 By: Essentially Amsterdam Staff Publisher: Essentially Amsterdam (https://essentiallyamsterdam.com/) > Count your rented home's points and see its maximum legal rent, in English. It follows the official 2026 rules. Amsterdam · Renting Count your rented home's points and see its maximum legal rent, in English. It follows the official 2026 rules. By Essentially Amsterdam Staff · Updated 25 October 2026 **Quick guide: up to 143 points is social housing.**In 2026 that means a maximum basic rent of €932.93 a month. **1. Rooms (vertrekken)** Living room, bedrooms, a closed kitchen and the bathroom each count as a room. Measure from wall to wall at 1.5 m above the floor; a sloping ceiling counts only where it is at least 1.5 m high. An open kitchen joined to the living room by an opening wider than half the wall is measured together with that room. A room must be at least 4 m2 (a kitchen or bathroom always counts). **2. Other spaces (overige ruimten)** Private storage, attic, utility room, cellar, private garage or a separate toilet room of at least 2 m2. Not hallways or landings. Attics count only with a fixed stair, a walkable floor and a lined roof. **3. Energy label** Look the label up at [EP-online](https://www.ep-online.nl). A label is valid for 10 years. A simplified label issued between 1 January 2015 and 1 January 2021 earns no points: choose the build year instead. **4. Kitchen** **5. Toilet, bathroom and washbasins** **6. Outdoor space** **7. WOZ value** Find your WOZ value at [WOZ-waardeloket](https://www.wozwaardeloket.nl). If no WOZ value has been set yet, 85% of a registered valuer's report may be used instead: enter that 85% figure with the 2025 valuation date. **8. Other points and extras** Points total - **How the points are counted** - **Rooms** ( [Bhw Bijlage I, part 1](https://wetten.overheid.nl/BWBR0003237) ): 1 point per m2. Each room is rounded to two decimals, the total to whole m2 (0.5 and up rounds up). - **Other spaces** : 0.75 point per m2, with the same rounding. - **Heating and cooling** : 2 points per heated room, 1 point per heated other space or hallway (at most 4), and 1 point per room with fixed cooling that can also heat (at most 2). - **Energy label** : from 62 points (A++++, single-family house) down to minus 15 (label G). Without a valid label, the build year sets the score. A monument never gets minus points here, and a home with an energy performance fee gets 32 points (house) or 28 (apartment). - **Kitchen** : 4 points for a countertop of 1 m to 2 m, 7 points from 2 m. Built-in appliances and fittings add points, but never more than the countertop earned. A kitchen below the basic level gets nothing. - **Sanitary** : a toilet scores 2 to 3.75 points, a washbasin 1 (double 1.5), a shower 4, a bath 6, bath plus shower 7. Bathroom extras add points, at most as many as the showers and baths earned. - **Outdoor space** : private space 2 points plus 0.35 per m2; shared space 0.75 per m2 divided by the addresses sharing it; at most 15 points. No outdoor space at all costs 5 points. - **WOZ value** (part 11, figures confirmed in the [Huurcommissie beleidsboek](https://www.huurcommissie.nl/support/beleidsboeken/waarderingsstelsel-zelfstandige-woonruimte) ): with a 1 January 2025 valuation date, 1 point per EUR 16,954 of value plus the value per m2 (rooms and other spaces) divided by EUR 268. For a 1 January 2024 date the figures are EUR 15,329 and EUR 242. Without a WOZ value the legal minimum of EUR 85,806 is used. - **The WOZ cap** : if a home reaches 187 points or more, the WOZ part may be at most 33% of the total. If the cap pushes it below 187, it gets 186 points. The cap does not apply to the small new-build homes in the Amsterdam and Utrecht regions. - **Maximum rent** : the points are looked up in the [official 2026 table](https://wetten.overheid.nl/BWBR0015386) . In that table each extra point is worth between EUR 6.18 and EUR 6.95 a month, EUR 6.70 on average from 40 to 186 points (our calculation from the official figures). A home under 40 points has the 40-point maximum of EUR 250.26 a month. Monuments, homes in a protected townscape and some new builds may charge a fixed percentage more ( [Bhw article 8a](https://wetten.overheid.nl/BWBR0003237) ). ## Points, rent sectors and maximum rent in 2026 | Points | Sector | Maximum basic rent a month | | --- | --- | --- | | 40 or fewer | Social | EUR 250.26 | | 60 | Social | EUR 375.32 | | 80 | Social | EUR 500.38 | | 100 | Social | EUR 637.67 | | 120 | Social | EUR 774.94 | | 143 | Social (upper limit) | EUR 932.93 | | 144 | Middle rent (lower limit) | EUR 939.73 | | 160 | Middle rent | EUR 1,049.57 | | 186 | Middle rent (upper limit) | EUR 1,228.07 | | 187 or more | Free sector | No maximum | ## Keep exploring [Neighbourhood quiz](https://essentiallyamsterdam.com/tools/amsterdam-neighbourhood-quiz/)[Moving to Amsterdam checklist](https://essentiallyamsterdam.com/tools/moving-to-amsterdam-checklist/)[Net salary calculator](https://essentiallyamsterdam.com/tools/net-salary-calculator-netherlands/)[Amsterdam housing guide](https://essentiallyamsterdam.com/amsterdam-housing-guide/)[Real estate agents in Amsterdam](https://essentiallyamsterdam.com/directory/amsterdam-real-estate-agents/)[Amsterdam neighbourhood guide](https://essentiallyamsterdam.com/amsterdam-neighborhood-guide/) ## Frequently asked questions **What is the maximum rent for my number of points?** Every point total from 40 to 250 has a maximum monthly basic rent in the official table for 2026. For example 143 points allows at most EUR 932.93 and 186 points at most EUR 1,228.07. Service charges are not part of the basic rent. **How many points does a home need to be free sector?** 187 points or more in 2026. Below that, the points table sets a legal maximum rent for any contract signed on or after 1 July 2024. A home with 144 to 186 points is middle rent, with a maximum of EUR 939.73 to EUR 1,228.07 a month. **Does the points system apply to middle-rent homes now?** Yes. Since the Wet betaalbare huur took effect on 1 July 2024, homes with 144 to 186 points are in the regulated middle-rent sector, and their rent may not exceed the table amount either. Only homes with 187 points or more are free sector. **Is my landlord required to give me the points count?** Yes, for new contracts. Since 1 January 2025 landlords must include a points count when they sign a new rental contract, according to the Huurcommissie. You need that count if you later want to ask for a rent reduction. **My rent is higher than the maximum. What can I do?** Check the count with the official Rent Check first, because a measuring error is easy to make. If the rent is still too high, you can ask the Huurcommissie to assess it. Its website explains the procedure and the deadlines that apply to your contract. ## Related guides - [Rent increase rules for tenants in 2026](https://essentiallyamsterdam.com/amsterdam-rent-increase-rules/) - [Amsterdam housing rules guide for renters](https://essentiallyamsterdam.com/amsterdam-housing-rules-guide/) - [Rental contract checklist](https://essentiallyamsterdam.com/amsterdam-rental-contract-checklist/) - [How the social housing waiting list works](https://essentiallyamsterdam.com/social-housing-amsterdam-waiting-list/) - [Amsterdam housing guide for expats](https://essentiallyamsterdam.com/amsterdam-housing-guide/) - [Housing in the Netherlands: renting, costs and search tips](https://essentiallyamsterdam.com/housing-in-the-netherlands/) - [More free tools for Amsterdam](https://essentiallyamsterdam.com/tools/)