Dutch tax rules can value homes in one unsplit rental building separately. For qualifying protected rentals, €20,000 may be deducted from the WOZ value before the leegwaarderatio. From 1 January 2026, box 3 may use the lower rented-state market value when the ratio-based value is at least 10% higher.
Why this matters
A tenancy agreement or separate WOZ decision does not create a separate property right. That requires a notarial deed and Kadaster registration. This affects the box 3 filing, refinancing papers, gifts and inheritance. An owner may collect four rents but still own one transferable building. Use bare monthly rent in the calculation. Exclude furniture, service and utility charges from the rent record.
Example
One landlord has four protected rental homes in one building. Each home has a tenancy agreement, WOZ decision and rent specification. The Kadaster record still shows one unsplit property. No deed of division is registered. The homes cannot be transferred separately today. If the conditions are met, deduct €20,000 from each qualifying home’s WOZ value before the leegwaarderatio. For box 3, compare that result with the rented-state market value on the valuation date.
XTROVERSO tips
- Match each home to its records. Keep the WOZ decision, tenancy agreement, rent specification, deed and Kadaster record in one property file. Those documents should support the tax calculation.
- Check what can be sold today. Confirm whether a notarial apartment-right division is complete and registered. A plan, permit or broker estimate does not create a separate property right.
- Separate bare rent from extra charges. Do not use the full bank payment in the calculation. Remove furniture, service and utility charges before applying the leegwaarderatio.
- Run the 2026 box 3 check separately. Compare the ratio-based value with market value in rented state. Keep a valuation report for the right date and tenancy conditions.
- Review family transfers in one file. Read the will, gift plan, tenancy agreement and rent terms together. Different rules can apply when an heir or recipient is also the tenant.
Need help checking property records, rent figures and tax calculations before a filing or transfer?
The data, sourcing, and analysis behind this article were conducted by Paolo Maria Pavan. AI was not used to identify sources, build the factual basis, or produce the analytical judgment contained here. AI was used only as a drafting aid. The final English text was personally reviewed, edited, and approved by Paolo Maria Pavan before publication.
References
- Taxence – Standpunt verlaging WOZ-waarde bij afzonderlijk verhuurde woningen
- Wettenbank – Wettelijke regels voor de € 20.000-verlaging en box 3-correctie
- Belastingdienst – Waarde van een verhuurde woning in box 3
- Belastingdienst – Waarde verhuurde woning voor erf- en schenkbelasting
- Kadaster – Splitsing in appartementsrechten
- Rijksoverheid – Actualisatie van de leegwaarderatio
- Belastingdienst – Werkelijk rendement in box 3
