Toni van der Flier
Mortgage Advisor at OHAO
30 September 2026 · Updated 20 Oct · 11 min read
Key takeaways
The WOZ value is your municipality's estimate of your home's value on 1 January of the previous year, recalculated every year. For 2026 it rose 10.6% on average; for 2027 the Valuation Chamber expects 5.5–7.5%.
It drives four taxes: municipal property tax (OZB), water board tax, the notional rental value in your income tax (0.35% of the WOZ value), and inheritance or gift tax on a home.
A €50,000 increase costs a typical Amsterdam owner about €100 a year, because municipalities often lower their rates when values rise and the notional rental value is offset against your mortgage interest deduction.
Every home in the Netherlands gets an official value from its municipality each year — the WOZ value (WOZ-waarde). That number affects your municipal property tax, water board tax and part of your income tax. For 2026, the average WOZ value rose by 10.6%, although the impact on your tax bill depends on your municipality and water board. This article explains what the WOZ value is, how it is set, what it costs you in euros, and what to expect for 2027.
This article is written by Toni, our mortgage advisor at OHAO, who helps expats and internationals navigate the Dutch mortgage and housing market. Questions about your own situation? Contact us.
What is the WOZ value?
The WOZ value is your municipality's estimate of your home's value on 1 January of the previous year. WOZ stands for Waardering Onroerende Zaken (Valuation of Immovable Property), and Dutch municipalities determine the WOZ value of properties each year.
Your WOZ value is not based on what you paid for your home and is not set only when a property is bought or sold. Municipalities reassess properties every year, whether or not they have changed ownership.
There is also a delay between the WOZ value and the current housing market. The WOZ notice (WOZ-beschikking) you receive in early 2026 is based on your property's estimated market value on 1 January 2025, known as the waardepeildatum. This means your WOZ value reflects the market from one year earlier rather than what your home may be worth today.
The municipality does not necessarily visit your home. It determines the value using information about the property and comparable homes, including recent sales. Factors such as the size, year of construction, location and characteristics of the property can influence the valuation. The Valuation Chamber (Waarderingskamer) supervises how municipalities carry out WOZ valuations.
Your WOZ value arrives in the first months of the year, usually combined with your municipal tax assessment. You can look up the WOZ value of homes in the Netherlands, including one you are thinking of buying, at the WOZ-waardeloket, or find information about your own WOZ assessment through MijnOverheid.
Which taxes does the WOZ value affect?
Several taxes and charges can use the WOZ value as their base. For an owner-occupied home in 2026, important examples include:
Tax or charge | Who levies it | How it is calculated | Example at a WOZ value of €500,000 |
|---|---|---|---|
Municipality | A percentage of the WOZ value, set each year by the municipality | Amsterdam 2026: 0.0527% = €264 per year | |
Water board tax (waterschapsbelasting), owner's part | Water board | Can include a WOZ-based charge, depending on the type of assessment | Amstel, Gooi en Vecht example: WOZ-based owner's charge plus other applicable charges |
Tax office (Belastingdienst), income tax | 0.35% of the WOZ value for homes within the applicable 2026 range | €1,750 added to taxable income | |
Inheritance and gift tax on a home | Tax office | WOZ rules can be relevant when determining the value of inherited or gifted residential property | Applies when a home is inherited or gifted |
* Rates vary by municipality and water board. The figures above are provided for illustrative purposes only and are intended to show how WOZ-related taxes and charges may be calculated. Your actual costs may differ.
The one that surprises many expats is the notional rental value (eigenwoningforfait). The Dutch tax system adds an amount based on the WOZ value of your owner-occupied home to your taxable income. In 2026, the rate is 0.35% for homes with a WOZ value between €75,000 and €1,350,000. A higher rate applies to the part of the value above the €1,350,000 threshold.
In practice, the eigenwoningforfait forms part of the calculation of your taxable income from your home alongside deductible mortgage interest. It therefore affects the tax benefit you receive through the mortgage interest deduction.
What does a higher WOZ value cost you in euros?
Take a home in Amsterdam with a WOZ value that rose from €450,000 to €500,000 for 2026 and an owner in the 37.56% income tax bracket.
WOZ €450,000 | WOZ €500,000 | Difference per year | |
|---|---|---|---|
OZB (0.0527%) | €237 | €264 | +€27 |
Water board owner's charge (0.0177%) | €80 | €89 | +€9 |
Notional rental value (0.35%) | €1,575 | €1,750 | +€175 added to income |
Tax effect of the notional rental value at 37.56% | €592 | €657 | +€65 |
Total extra cost | about €100 per year |
*Illustration using the stated 2026 Amsterdam and Amstel, Gooi en Vecht rates. Actual costs depend on your municipality, water board and personal tax situation.
A €50,000 increase in the WOZ value in this example results in roughly €100 in additional annual costs. However, the relationship between WOZ increases and your final tax bill is not one-to-one. Municipalities set their own OZB percentages each year, so a 10% increase in WOZ value does not automatically mean a 10% increase in OZB.
Keep in mind that the sums grow with the value of the home. According to the 2026 eigenwoningforfait rates published by the Belastingdienst, for a home with a WOZ value of €1,500,000 the calculation is €4,725 for the value up to €1,350,000, plus 2.35% of the €150,000 above the threshold. That results in €8,250 being included in the eigenwoningforfait calculation.
What to expect for the WOZ value in 2027
A smaller average increase is currently expected. The Valuation Chamber expects WOZ values for 2027 to rise by approximately 5.5% to 7.5% on average, based on house price developments around the relevant valuation period, compared with the 10.6% average increase in WOZ values for 2026.
The actual impact on homeowners will also depend on tax rates and thresholds applicable in 2027. Municipalities determine their own OZB rates, so a higher WOZ value does not translate directly into the same percentage increase in property tax.
Keep in mind that every situation is different. The examples in this article are for illustration purposes only. For advice tailored to your personal situation, contact our mortgage advisors at OHAO.
Frequently asked questions by expats
Where do I find the WOZ value of a house I want to buy?
At the WOZ-waardeloket: enter the address to see the available WOZ information for the property. Compare it with the asking price while remembering that the WOZ value is based on an earlier reference date and is not the same as today's market value.
A large difference in either direction may be worth discussing with your estate agent or mortgage advisor before you bid. Our house value calculator can give you another indication of the property's value.
Do I pay property tax in the Netherlands as an expat?
If you own a home in the Netherlands, taxes and charges associated with homeownership can include municipal property tax (OZB), water board charges and the eigenwoningforfait for income-tax purposes.
These costs are separate from your monthly mortgage payment. If you are preparing to buy, our guide on how much savings you need to get a mortgage in the Netherlands explains some of the other costs you should take into account.
Is the WOZ value the same as the market value of my home?
No. The WOZ value is an official valuation based on a specific reference date, while the market value reflects what the property is considered to be worth on the market at a particular time.
When you apply for a mortgage, lenders generally use a property valuation rather than simply using the WOZ value to determine how much can be financed. If you are preparing to buy, you can read our guide to buying a house in the Netherlands for an overview of the mortgage and buying process.
Want to know what owning a home in the Netherlands really costs per month?
Book a free, no-obligation call with one of our mortgage advisors. During the call, we go through your mortgage options and explain the costs that come with buying and owning a home, so you have a clearer picture before you buy.
OHAO provides independent mortgage advice and compares options from more than 40 mortgage lenders. Schedule a free call.
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