WOZ Property Value: Free lookup with 12-year trend history

Everything you need to know about the WOZ value: what it is, where to find it and why it's crucial when buying a house in the Netherlands.

The WOZ value is one of the most frequently looked-up property figures in the Netherlands. Every year, millions of homeowners receive a new WOZ assessment, and for house buyers it's an essential piece of data to evaluate a property's worth. But what exactly is the WOZ, and where can you look it up for free?

What is the WOZ value?

WOZ stands for Wet Waardering Onroerende Zaken (Valuation of Immovable Property Act). It is the value that the municipality establishes annually for every property in the Netherlands. The WOZ value is based on the valuation reference date, which is always 1 January of the preceding year.

When determining the WOZ value, the municipality considers:

• Sale prices of comparable properties in the neighbourhood
• Property characteristics such as floor area, year of construction and state of maintenance
• Location factors such as setting, amenities and accessibility
• Special features such as a garden, garage or extension

Where can you look up the WOZ value?

1. WOZ Value Portal (wozwaardeloket.nl)

The official government WOZ portal shows the WOZ value of any address in the Netherlands. You can see the figure for the most recent year and a few years back. The downside: there is no trend chart and you cannot compare with neighbouring properties.

2. Kadaster (kadaster.nl)

Through the Kadaster (Land Registry), you can look up not only the WOZ value but also ownership information and sales history. Some data is free; for detailed cadastral information there is a small fee.

3. Buurtscan — WOZ with 12-year trend

Buurtscan shows not just the current WOZ value, but also a trend chart spanning 12 years. At a glance you can see how the value has developed and how your address compares to the neighbourhood and municipal average. This gives a much more complete picture than the current figure alone.

Why does the WOZ matter for house buyers?

The WOZ value is more than an arbitrary number. It has direct financial consequences:

• OZB (property tax) — the annual tax you pay to the municipality, calculated as a percentage of the WOZ value
• Water system levy — also based on the WOZ
• Eigenwoningforfait (imputed rental value) — the amount you must add to your taxable income (0.35% of the WOZ for properties up to €1,310,000)
• Mortgage — the bank uses the WOZ as one of its reference values when determining the maximum mortgage
• Inheritance tax — in the case of inheritance, the WOZ value is used as the starting point

WOZ value vs. sale price

The WOZ value is not the same as the market value. The WOZ always lags by one year (valuation reference date 1 January of the previous year) and is based on a model-driven estimate. In a rising market, the WOZ is often lower than the actual sale price; in a falling market it can be the other way round.

As a house buyer, you can use the WOZ as one of several reference points, alongside the asking price, recent sale prices of comparable properties and a valuation report (taxatierapport).

WOZ too high? File an objection

If you disagree with the WOZ value, you can file an objection with the municipality within six weeks of receiving the assessment. This is free and can be done online. Support your objection with sale prices of comparable properties that came in lower.

Bear in mind: a lower WOZ means lower OZB, but also a lower eigenwoningforfait. Calculate whether it's actually beneficial on balance.

View the WOZ trend for your address

Want more than just the current WOZ figure? On Buurtscan you can see the WOZ development over 12 years, including a comparison with your neighbourhood. Combined with the liveability score and safety figures, this gives you a complete picture of a property's value and quality.