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Rental Apartments in The Netherlands

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What is the Dutch Points System and what does it mean for owners?


The Dutch housing market is strongly regulated, with rental prices largely determined by what is known as the 'home points system', the 'home valuation system' or the 'rental price points system'.

The points system reflects the quality of an independent home or a dependent home. Perfect Houses mainly mediates independent home which is defined as a home with its own entrance, kitchen and toilet. If one of these elements is missing, the home is considered to be a dependent home.

The bigger and nicer the property, the more points it is awarded. For furnished properties, another set of rules determines how much additional rent can be attributed to a home's contents.

  • Distribution sector

Properties with less than 122 points fall into the distribution sector. For these properties, owners must request a living permit from the Amsterdam City Housing Department ( Dienst Wonen, Zorg en Samenleven ) and prospective tenants must have a Dutch passport or valid residence permit and prove they have an economic or social link with Amsterdam or Almere. If a property has less than 94 points, prospective tenants must have an income level below EUR 36.340 per year (2008).

  • Free sector

Properties with between 122 and 142 points fall into the free sector. Prospective tenants in this sector have no restrictions and owners are not required to request a living permit with the Amsterdam City Housing Department ( Dienst Wonen, Zorg en Samenleven ).

  • Liberalised sector

Properties with more than 143 points are classified in the liberalised sector, where there is more freedom in setting market-determined rents.


One of the most important things to establish is that an agency listing your property is familiar with the points system and can help you stay within the limits of the law. Unfortunately, not all agencies take the time to ensure that owners comply with regulation, which can lead to problems for you later.

Perfect Housing is a professional agency with a deep understanding of Dutch market regulations. We do not promote or rent illegal properties and we ensure properties of partners that we list are bona fide and rental prices comply with the national points system. We broker properties primarily in the liberalised sector, but are active across all sectors.

We work closely with specialists who can provide an official points audit for your property (for a fee) and offer advice on where to focus renovation and refurnishing efforts to maximise the number of points.

Please contact us for further information about renting your property, or register your property and we will contact you to discuss your specific property details.












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