WOZ value of your plot: what is it and how do you find it?
The WOZ value of your plot is the value that your municipality sets each year for your property or land — based on the market value on the reference date of 1 January of the previous year. It is the starting point for municipal taxes, water board charges and often for your mortgage or insurance coverage. But what exactly is in a WOZ assessment, and how should you use the WOZ value wisely when buying a plot?
What exactly is the WOZ value?
The Wet waardering onroerende zaken (WOZ Act) requires every municipality to annually determine the value of every plot in the Netherlands. This applies to residential properties, commercial buildings and undeveloped lots alike. The municipality uses market data from the preceding year — in the 2026 assessment, the reference date is 1 January 2025.
The WOZ value is not the same as the sale value or the price you would fetch on the market. It is an administrative assessed value that the municipality uses as a basis for tax calculations. In a rising market, the WOZ value always lags behind the actual market value — often by 10 to 20 percent, because the reference date lies six to eighteen months in the past.
Why is the WOZ value relevant when buying a plot?
When buying a plot or home, the WOZ value is a quick, free indication of how the market values it. A buyer eyeing a plot in the Watergraafsmeer (Amsterdam) can see in one click that the WOZ value has risen 15 percent over the past three years — a signal that the neighbourhood is in demand. If the WOZ value drops, as it has in parts of southern Limburg where shrinkage and foundation issues are felt, that is a red flag warranting further investigation.
What the WOZ value does not tell you
- The condition of the foundation — a plot with pile rot may have a high WOZ value while the foundation requires tens of thousands of euros in repairs
- Soil quality and potential remediation costs
- Easements, qualitative obligations or dual zoning that limit building options
- The actual sale value in a pending foreclosure
For a complete check, combine the WOZ value with a parcel report showing cadastral boundaries, surface area and soil conditions, and a foundation report if the property lies in a risk area.
How do you find the WOZ value of a plot?
There are three ways to look up the WOZ value:
- WOZ Value Portal (woz-waardeloket.nl) — the official national government website. Search by address to see the WOZ value for the past five years, free and without logging in.
- Mijn Overheid — the WOZ assessment is delivered automatically to your digital mailbox each year.
- Parcel report via PlotSense — as part of a Perceelrapport (€25) you see the current WOZ value and sales history alongside cadastral data, building possibilities and foundation risk indicators.
What if you disagree with the WOZ value?
If you receive the WOZ assessment and believe the value has been set too high, you have six weeks from the date on the assessment to file an objection with the municipality. Support your case with comparable plots in the area, an independent valuation, or factors that depress the value — such as foundation problems or poor soil quality.
Is the WOZ value set too low? That may seem favourable for your taxes, but it can hinder a mortgage application or refinancing. Banks use the WOZ value as a reference when determining the maximum loan amount. A WOZ value that is too low may mean you can borrow less than the market value of the plot justifies.
WOZ value and the purchase agreement: watch this pitfall
Many buyers confuse the WOZ value with the sale price listed on funda or the municipal website. That is incorrect. The WOZ value is an established administrative value; the sale price is the result of negotiation. Always use the WOZ value as a reference point, never as your sole price indicator.
Also check whether the WOZ value matches the cadastral surface area that comes up in the plot buying checklist. Sometimes the registered area differs from what you measure in the garden — a discrepancy relevant to both taxation and sale value.
The WOZ value as a starting point, not an endpoint
The WOZ value is useful and free market intelligence, but it does not replace due diligence. When seriously considering a purchase, combine it with:
- A parcel report for the cadastral facts (boundaries, surface area, ownership history)
- A check of the zoning plan or environmental plan for building possibilities
- A foundation report if the building was constructed before 1975 or sits in a risk area
- A Buurtalert subscription to track permit applications nearby
Order your Perceelrapport from €25 at PlotSense and get the WOZ value, cadastral boundaries, building possibilities and foundation risk indicator for your plot in a single overview.