What is actually settled on 1 January 2027?

One measure, and it concerns you directly if you recharge any services to your tenant: the Wet modernisering servicekosten takes effect on 1 January 2027.

It introduces a limitative list of eight categories of costs a landlord may charge as service charges (servicekosten), set out in the Besluit servicekosten. Nothing outside that list is recoverable. Service charges must also correspond to a reasonable compensation (redelijke vergoeding) for services actually provided in other words, the service-charge line is not an adjustment lever for the rent.

For a non-resident landlord, this is the compliance point to handle first: does your current service-charge statement match those eight categories? If you are re-letting in 2027, check it before signing.

Official source: Wet modernisering servicekosten — Ministry of Housing

How much can you raise the rent in 2027?

The figure does not exist yet. The 2027 caps depend on inflation across the whole of 2026 and on collectively agreed wage growth: the ministry will not publish them until December 2026. Be wary of any site already announcing a 2027 percentage.

What is known are the 2026 caps, which serve as a reference and an upper bound in the meantime:

→ Free sector (vrije sector): maximum 4.4%, on 1 January (formula: the lower of inflation or collective wage growth, plus 1 point).
→ Mid-market regulated segment (middenhuur): maximum 6.1%, on 1 January (wage growth plus 1 point).
→ Social housing: maximum 4.1%, on 1 July.

Two rules to keep in mind whatever the final percentage. First, the rent can never exceed the maximum derived from the points system (WWS), even if the permitted percentage would allow it. Second, the cap on free-sector increases is written into law until May 2029 and will be evaluated during 2027: regulation is not about to disappear, but its fate beyond 2029 will be decided then.

Official sources: Rent increase rules — Rijksoverheid and Maximum rent limits by segment — Ministry of Housing

Sources and references

1. Ministry of Housing (Volkshuisvesting Nederland) Wet modernisering servicekosten: in force 1 January 2027, limitative list of eight categories (Besluit servicekosten).

2. Ministry of Housing Maximum rent price limits 2026-2027: segment thresholds, 2027 mid-market cap at €1,263.32.

3. Rijksoverheid rules on rent increases; 2026 caps and calculation formulas.

4. Wet betaalbare huur (in force since 1 July 2024) extension of the WWS points system up to 186 points.

5. Huurcommissie (Rent Tribunal) official Rent Check, developed with Woonbond and Vastgoed Belang.

6. Tweede Kamer adoption of the Wet werkelijk rendement box 3 on 12 February 2026; bill pending in the Eerste Kamer.

Published October 2026. The 2027 parameters will be updated as soon as they are officially released.

This article is provided for information only and does not constitute legal or tax advice. Several 2027 parameters rent increase caps, box 3 taxation, easings to the points system are not definitively settled at the date of publication. Always confirm your situation with a professional (belastingadviseur, lawyer) and with official sources.

Amsterdam Landlord Rules 2027: What Actually Changes

Only one measure is genuinely settled for 1 January 2027: the new law on service charges. Everything else rent increase caps, wealth taxation, the reform of the points system is still unfixed, and much of what circulates online presents as certain things that are not. Here is the sorting, with official sources.

Is your property still in the free sector?

This is the question that determines your entire room for manoeuvre, and it comes down to a single number: your property’s WWS point total. Since the Wet betaalbare huur (1 July 2024), the points system regulates not only social housing but the whole mid-market segment.

The three segments, with 2026 figures for reference:

→ Social housing: up to 143 points rent capped at €932.93 per month in 2026.
→ Mid-market (regulated): 144 to 186 points rent capped at €1,228.07 per month in 2026. The indexed 2027 threshold is announced by the ministry at €1,263.32.
→ Free sector: 187 points and above no legal rent cap; you ask the market price.

A single point can therefore tip your property from one regime into the other, with consequences running to several hundred euros a month. And the total depends on very concrete criteria: floor area, facilities, WOZ value and the energy label a poor label removes points, and therefore potential rent. If you do not know your property’s point total, that is the first diagnosis to have done.

You can get a first estimate yourself with the official calculator: Rent Check for self-contained accommodation — Huurcommissie (Rent Tribunal), available in English. Note that the tool is indicative and confers no rights: the result may differ from a formal Rent Tribunal assessment.

The ministry also runs a page specifically for landlords: “I rent out a property” — Ministry of the Interior. It is worth noting that the obligations under the Affordable Rent Act apply to new tenancy agreements, and in some cases to existing ones as well.

I explain the mechanism in detail here: Understanding the Wet betaalbare huur and the points system.

One more thing: easings to the points system are under consideration for 2027, notably a correction to the cap linked to WOZ value, which would mainly benefit mid-market properties. These measures have not been adopted to date worth watching, but not worth building a strategy on yet.

Does wealth tax (box 3) change in 2027?

This is where misinformation is densest, so let us be precise.

In 2027 the system remains notional, at an unchanged rate of 36%. You are taxed on a return the law presumes, applied to your property’s value on 1 January not on the rent you actually collect.

The 2027 parameters are not settled. The tax package presented in autumn 2026 is still going through parliament, and professional sources diverge on two points: the level of the tax-free allowance (heffingsvrij vermogen) and the notional return rate applied to “other assets”, the category a rental property falls into. Some analyses assume simple indexation, others a significant tightening of both. Until parliament has decided, no 2027 figure should be treated as final this is precisely the kind of data to have confirmed by your tax adviser.

The major reform taxation on actual return is neither for 2027 nor secured for 2028. The Wet werkelijk rendement box 3 was indeed passed by the lower house (Tweede Kamer) on 12 February 2026, with entry into force targeted at 1 January 2028. But the text has been stalled in the Senate (Eerste Kamer) since June 2026, where several groups favour a different model, taxing the capital gain on sale (vermogenswinstbelasting). The government itself has put several scenarios on the table, including withdrawing the bill. If this reform does go through, it will change the underlying logic for every landlord: your actual rental income and your property’s appreciation would enter the tax base. At this stage, neither the date nor the form is fixed.

You can follow the bill’s progress step by step on the official timeline: Timeline, Wet werkelijk rendement box 3 — Rijksoverheid.

I am neither a lawyer nor a tax adviser: these elements are given so you can ask the right questions, not to replace professional advice. Have your situation confirmed by a Dutch tax adviser (belastingadviseur). I cover this in a dedicated article: [Box 3 tax and rental property in the Netherlands]

Do you own a property in Amsterdam and live abroad?

In a shifting regulatory framework, what protects a non-resident landlord is not guessing the next reform, but having a property in order: service charges compliant with the new law, a known WWS point total, an up-to-date tenancy agreement, a reliable tenant.

As the French- and Italian-speaking reference for housing in Amsterdam, I work with non-resident owners: a compliance review of your property, drafting or revising the tenancy agreement, finding tenants, and ongoing management at a distance. Terms are discussed case by case in a first conversation, with no commitment.

Sell or keep letting? What this uncertainty changes

The instinct, facing a shifting framework, is to wait. That is rarely the right answer, for a simple reason: the parameters that weigh most on your net return do not depend on the parliamentary debate, but on your property. Its WWS point total, its energy label, the compliance of its tenancy agreement and its service charges. These are the only levers you control, and they produce their effect whatever the final tax outcome.

Put differently: 2027 is a year to get your file in order, not to bet on a scenario. The sell-or-let decision itself can be calculated points, label, personal tax position, holding horizon. I cover it in a dedicated article: Non-resident landlord: sell or keep letting?

FAQ

What is the only certain measure on 1 January 2027?
The Wet modernisering servicekosten: a limitative list of eight categories of recoverable service charges, which must correspond to a reasonable compensation for the services provided.

How much can I raise the rent in 2027?
The percentage will be published by the ministry in December 2026. For reference, 2026: 4.4% in the free sector, 6.1% in the mid-market segment. In all cases, the rent cannot exceed the maximum derived from the points system.

Is my property still in the free sector?
Yes from 187 WWS points. Between 144 and 186 points it falls under the regulated mid-market segment, with a cap announced at €1,263.32 per month for 2027.

I live abroad does this apply to me?
Fully. These rules apply to the property, not to the owner’s country of residence. Distance simply makes the follow-up harder: service-charge compliance, WWS points, energy label, reporting obligations. That is where a local point of contact makes the difference.

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