The Dutch government updates the rent limits every year on 1 January. Here is what applies in 2026 for independent homes (a home with its own front door, kitchen and toilet).
The three segments
- Social rent: up to 143 points. Maximum base rent in 2026: about €932.93 per month at 143 points.
- Mid-rent: 144 to 186 points. Maximum base rent in 2026: about €1,228.07 per month at 186 points. This applies to contracts that started on or after 1 July 2024.
- Free sector: 187 points or more. No legal maximum on the starting rent.
What decides the number of points?
The most important factors are living area, the energy label, the WOZ value and the quality of the kitchen and bathroom. Outdoor space and some other features add points too. A poor energy label can cost a lot of points.
Annual rent increases
Separate rules limit how much the rent may go up each year. For social rent, the maximum increase from 1 July 2026 is 4.1% for most homes. Your landlord must send you a written proposal in advance.
Check your own home
Use our free rent calculator to estimate your points, or get a full report based on your contract.
Limits are based on published 2026 figures. For a binding assessment, contact the Huurcommissie.