In the Dutch rental market starting from 1 July 2024 there are three segments; the social, the middle market rentals (or capped liberalized) and the fully liberalized/free sector segment.
Social rental homes have a maximum of 143 points based on the WOZ (property) value. Middle Market Rentals (or capped liberalized) homes have maximally 186 points. Both categories have a maximum rent that is determined by the Dutch government. Fully liberalized properties, or the free sector everything above 186 points. Landlords can ask any rent in this segment.

Here are some common factors that affect rent points in the Netherlands:
Room Size: Larger rooms receive more points. The total floor area of the living space contributes to the overall score.
Kitchen and Bathroom: A fully equipped kitchen and a separate bathroom both add points.
Energy Performance: Energy-efficient properties receive higher scores. Insulation, heating systems, and energy labels impact the rating.
Property Value: The value of the property influences rent points. Higher property values contribute to more points.
These factors vary by region and local regulations. The liberalization threshold can vary annually, affecting the minimum points needed for free-sector rental.

Social Rental Market: Properties under 143 points. To be eligible for social housing your income level is bound to a maximum (https://www.government.nl/topics/housing/rented-housing). Moreover, there are (often long) waiting lists for social housing, making this segment not so relevant for expat housing.
Middle Market Rental: Properties worth 144 to 186 points fall into this category, with a specific maximum rent.
Free Sector: Properties with more than 186 points are in the free sector, allowing landlords to set any rent.

Existing Contracts: A property between 143 – 186 points: your employee must continue paying the rent price agreed on with the landlord upon signing the rental contract. However, if s/he moved in less than six months ago, a reduction might be requested if the rent is higher than the points system determines.
New Contracts: Landlords must inform tenants of the property’s points and maximum rent. Legislation requires this by January 1, 2025.
In general: Although the Law aims to have more affordable homes (middle market rentals) on the market, the consequence before its implementation was already that many landlords sold their homes. This means that there are fewer houses in this segment available and there is more demand for free sector houses (> 186 points). Rents in this sector have gone up due to the new Law.

Do you want to know more about rental prices in the larger cities in the Netherlands? Or do you want us to assist your employees with home finding? Anywr Netherlands gladly assists! Please contact us at info.nl@anywr-group.com.