WOZ value in the Netherlands

If you own or are buying a property in the Netherlands, you will have almost certainly come across the term “WOZ value” (property value). But what exactly does this mean, what is the property value used for, and how can you find out your home’s WOZ value? This guide explains. 

What is a WOZ value

Simply put, the WOZ value is the value of your home, as calculated by the authorities in the Netherlands. 

Each year, the value of all real estate in the Netherlands is assessed, according to the Valuation of Immovable Property Act (Wet Waardering Onroerende Zaken, WOZ). The assessment results in a calculation of each property’s WOZ value. 

How is the WOZ value calculated?

The WOZ value is calculated by an authorised valuer. The calculation is based on what the property would have sold for on the reference date (January 1 of the previous year). They look at data about the property, like the square meterage and the location, and visit one or more comparable properties to inspect them. A computer model is then used to compare different properties to those in the sample to calculate the WOZ value for each. 

How to find your home’s WOZ value

The WOZ value of all homes in the Netherlands is public information. You can therefore use the WOZ website to look up the WOZ value of any home in the Netherlands, including your own. Note that some municipalities have not yet added their data to the WOZ website; if you need more information, you can contact your local municipality.

If you are the owner or tenant of a property, you will receive a so-called “WOZ decision” from the municipality in the post each year. If you became the owner or the tenant of the property after January 1, you will not automatically receive the WOZ decision until the next year. However, you can in the meantime request a WOZ decision from your municipality.

The municipality may attach a valuation report, which explains how the WOZ value was calculated, to your WOZ decision. Alternatively, you can request the valuation report from your municipality. 

What is the WOZ value used for

The WOZ value is used to calculate various taxes and levies. This includes: 

• Property tax (OZB)
• Sewage tax (for some municipalities)
• Income tax (for the deemed rental value or EWF tax)
• Corporate tax
• Gift tax
• Inheritance tax
• Landlord levy
• Water system levy

The WOZ value is also used to calculate the maximum rent that can be charged for a rental property. It is one of the factors in the points system used for rental properties in both the social and private housing sectors. 

Filing an objection to your WOZ value

If you disagree with the WOZ value assigned to your home, you can file an objection with the municipality. This does not cost any money. 

As a first step, you should ask your municipality whether the assessment can be adjusted. This is known as an informal objection.

If you are unable to reach an agreement with the municipality, then you need to start an official objection procedure. You need to do this within six weeks of receiving your WOZ decision. The WOZ decision letter will explain how you can object. Essentially, you need to submit an objection letter outlining why you do not agree with the WOZ decision and providing evidence to support your argument. 

The municipality is then obliged to respond within the same calendar year, or within six weeks if the objection is filed in the last six weeks of the calendar year. 

If they reject your objection, you can launch an appeal. If you appeal, you will have to pay legal fees.