How do I calculate my assessment?
What is the WOZ Waardeloket?
The WOZ value portal is a public portal which contains all the WOZ [Valuation of Immovable Property Act] data for all dwellings in the Netherlands. You can view the data for your dwelling at www.woz-waardeloket.nl.
Where can I find WOZ values?
You can view WOZ values for properties using the landelijke openbare loket (WOZ value registry): www.woz-waardeloket.nl.
What is the WOZ value of a property and what is it used for?
WOZ stands for Waardering onroerende zaken – “Property valuation”. Every year the WOZ value of real estate properties such as residences and commercial premises is redefined. The WOZ value indicates the value that a property would have sold for if it was sold around 1 January of the previous year. Therefore, the WOZ value for 2019 shows the value of your residential or commercial property around 1 January 2018.
The WOZ value is used in calculating municipal property taxes and the water system levy (watersysteemheffing) charged by the water boards. The Dutch tax authority (Belastingdienst) also use the WOZ value in determining their assessments for taxes and levies. The Wet WOZ (WOZ law) states that all government agencies must use the same WOZ value.
Where can I view my WOZ value and property valuation report?
If you are an owner/user of a property, you can also view the WOZ value of and property valuation report for the property via My RBG. Private individuals will have to enter their DigiD (digital ID) information to log in; if you do not yet have a DigiD, you can easily apply for one at www.digid.nl.
You can also view WOZ values for residential properties via the landelijke openbare loket (WOZ value registry): www.woz-waardeloket.nl.
How is the WOZ value determined?
The RBG uses a variety of information when appraising properties – for example, the surface area, location, year of construction and lay-out of the property, as well as property sale values for similar properties.
Similar properties
The RBG registers and analyses the sale of all properties (e.g. via Funda and the Land Registry (kadaster). If the selling price of a property is in line with the market, the appraisers will use this value for similar properties, while also considering differences in factors such as size, condition and location of the properties.
Gross dimensions
The RBG uses the property’s gross dimensions in determining its WOZ value. This means that the dimensions include space for structures such as the property’s walls and roof overhangs, for example. This is different from the more constricted dimensions used by commercial real estate agencies. Measurement of dimensions is performed using the original omgevingsvergunningen (Permits for Physical Aspects) and in accordance with the NEN 2580 standard.
Rates of increase
The RBG does not use nationally-defined rates of increase when appraising properties, as these are too general in nature and are not relevant in establishing the WOZ value.
Valuation report
A valuation report shows a detailed breakdown of the property valuation. If you are a stakeholder for a property, you will be able to view the report.
Revised decision
A revised decision (herzieningsbeschikking) is a correction to an issued WOZ value decision (WOZ-beschikking), and replaces all previous decisions. The RBG will issue a revised decision if the WOZ value is stated incorrectly on the original or if the value is clearly too low while no changes have been made to the property, for example.
How is the WOZ value determined for a property that is still under construction?
The amount of the WOZ value of an unfinished property (still under construction) depends on the phase of construction.
The WOZ value of a property under construction consists of two parts:
- The value of the land (surface area)
- the part of the property that was finished on 1 January of the year concerned
The amount of the WOZ value of a property still under construction depends on the percentage of construction completed. This does not apply to the WOZ value for the property’s land area. The land area is always appraised at 100%, even if the property is still under construction.
Example:
The following example will show how the WOZ value is calculated.
The owner of a parcel of land begins construction of a property of which:
- the value of the parcel of land is €75,000.00
- the value of the property at completion is appraised at €300,000.00
- construction was 60% complete on 1 January according to the appraiser
The WOZ value therefore is €255,000.00 (the value of the land (€75,000) + the value of the property (60% x €300,000).
What is the wet WOZ?
The Wet WOZ (WOZ law) governs the valuation of real estate properties such as residences and commercial premises. An important aspect of this is a continuous registration of real estate property information (for example, information on the year of construction/renovation, lay-out and asking and selling prices). The WOZ law states that all real estate properties must be appraised every year according to their value at a fixed point in time. This is the so-called peildatum, the appraisal reference date. The reference date for 2019 is 1 January 2018.
Where can I find more information about the lower WOZ value of properties on or near dikes?
What is a WOZ-beschikking (WOZ value decision) and who will receive it?
The WOZ value decision (WOZ-beschikking) shows the WOZ value of a property. You will receive the WOZ decision mostly with your assessment for municipal taxes. Make sure to keep this assessment. All owners of residential and non-residential properties and users (tenants) of residential and non-residential properties will receive a WOZ decision. An owner of a property is also the person who has certain commercial rights to the property (for example, usage rights, superficies rights, leasehold and apartment rights). In case of multiple owners or users, you can request to have separate copies of the WOZ decision sent to these individuals.
Can I get a copy of the WOZ decision (WOZ-beschikking)?
You can print out your WOZ decision in My RBG. Private individuals will have to enter their DigiD (digital ID) information to log in; if you do not yet have a DigiD, you can easily apply for one at www.digid.nl. If you do not have internet access, you can call us at: (+31)(0)88 291 10 00. Due to privacy, we will not be able to tell you the WOZ value over the phone, but we will instead make an arrangement to send you the WOZ decision by post.
Are municipalities and tax offices such as the RBG monitored for compliance with respect to defining WOZ values?
Yes, the Waarderingskamer monitors for this at the nation-wide level, which benefits the quality of valuations.
Which WOZ value should I use when filing my income taxes?
You have to report the WOZ value of your house for your provisional rebate (voorlopige teruggave) for the income tax (inkomstenbelasting). You can use the WOZ value stated on the assessment. You can also view the WOZ value online.
How long is the WOZ value valid for?
A time period applies to the validity of an issued WOZ value with respect to its use in the calculation of property taxes. This time period is from 1 January 2019 up to and including 31 December 2019. You will receive a new WOZ decision (WOZ-beschikking) for this time period, stating the value on the reference date (peildatum). The reference date is 1 January 2018. The WOZ value applies for the whole year and will not change with fluctuations in the housing market (such changes will only affect the WOZ value for the following time period (in 2020).
As the new owner of a property, where can I view the WOZ value of the property?
You can view WOZ values of residential properties using the landelijke openbare loket (WOZ value registry): www.woz-waardeloket.nl.
As the co-owner of a property, can I view or request the WOZ value of the property?
You can view WOZ values of residential properties using the landelijke openbare loket (WOZ value registry): www.woz-waardeloket.nl.
As the inheritor of a property, can I view or request the WOZ value of the property?
You can view WOZ values of residential properties using the landelijke openbare loket (WOZ value registry): www.woz-waardeloket.nl.
Will renovation of a property have consequences for the WOZ value?
If you renovated (completed) your property between the reference date (peildatum, = 1 January 2018) and the beginning of the WOZ time period (1 January 2019), the situation as it was on 1 January 2018 will be assumed. If you did not do any renovation, the situation on the reference date (peildatum, = 1 January 2018) will be assumed. A renovation can therefore have consequences for the WOZ value.
A part of the property has been demolished – will this have consequences for the WOZ value?
If a part of your property was demolished between the reference date (peildatum, = 1 January 2018) and the beginning of the WOZ time period (1 January 2019), situation on 1 January 2019 will be assumed. You can report the demolition of part of your property by using the contact form.
Do I have to pay the OZB user portion (ozb-gebruikersdeel) for my vacant building plot?
In accordance with the WOZ law (wet WOZ), a parcel of vacant land is taxed as a non-residential property. Users of non-residential properties will receive an assessment for OZB property taxes for users (Onroerendezaakbelastingen gebruiker). This includes users of vacant land. However, an assessment for 2019 will be sent out to users of vacant land only if construction had not yet begun on 1 January 2018.
What is a revised replacement value (gecorrigeerde vervangingswaarde)?
In accordance with the WOZ law (wet WOZ), the value of a non-residential property is determined based on its valuation “at fair value” (WEV, art. 17 part 2) or on the corrected replacement value (GVW, art. 17 part 3). The higher of these two values will be eligible as the WOZ value. The term “replacement value” (vervangingswaarde) refers to the fact that the investments are considered that are required to replace the property with a new, identical property. In determining the replacement value of the property’s buildings, the renovation costs are assumed (and not the rent prices). For the determination of the corrected replacement value, the nature of the property and its intended function as well as technical and functional aging and the effect of future modifications are all considered.
What is the rent capitalisation method?
The so-called rent capitalisation method is used in determining the value of a non-residential property “at fair value”. The value is determined by multiplying the rental value of the property by a capitalisation factor. The rental value is the property’s surface area multiplied by the rent price per m² per year. The capitalisation factor is based on market information. The rental value of a similar property of which the selling price was known close to the reference date (peildatum; 1 January 2018 for the 2019 assessment) is used for reference. The selling price is then divided by the rental value. The resulting number is the capitalisation factor to be used on (multiplied by) the rental value of the property.
As the co-owner of a property, can I view or request the WOZ valuation report for the property?
It is not possible for co-owners of a property to view the WOZ valuation report for the property online – you can, however, call us at (+31)(0)88 291 10 00 to arrange to have this information sent to you by post.
As the inheritor of a property, can I view or request the WOZ valuation report for the property?
It is not possible for inheritors of a property to view the WOZ valuation report for the property online. Even though the inheritors of a property will now have to pay taxes on it, it is not possible for inheritors to access relevant data using their DigiD digital ID. Instead, you can request this information by sending us a letter by post or online. Please include documents proving your status as inheritor of the property (e.g. certificate of inheritance). You will then receive the WOZ value by post.
How can I object to the WOZ value?
If you do not agree with the WOZ valuation of your property, you can submit an objection to this within 6 weeks of the letter date of the WOZ valuation decision letter. The quickest way to do so is online using My RBG. Private individuals will have to enter their DigiD (digital ID) information to log in; if you do not yet have a DigiD, you can easily apply for one at www.digid.nl.
What is the WOZ value of my residential/non-residential property?
You can view the WOZ value of your property online using My RBG. Private individuals will have to enter their DigiD (digital ID) information to log in; if you do not yet have a DigiD, you can easily apply for one at www.digid.nl.
You can also view WOZ values of residences without using a DigiD digital ID via the landelijke openbare loket (WOZ value registry): www.woz-waardeloket.nl.