Every winter your gemeente sets your home's WOZ-waarde — and it drives your OZB, waterschap levy, and even your income tax (eigenwoningforfait). You have exactly 6 weeks from the date on your WOZ-beschikking to object. Filing a bezwaar is free, and you can do it yourself — in Dutch or with our English guidance.
Your WOZ-beschikking arrives with the gemeente tax bill, usually in February. The 6-week objection clock starts on the date printed on it.
Every home's WOZ-waarde is public at wozwaardeloket.nl. Our free scraper pulls your street's values into a CSV. Also request your free taxatieverslag from the gemeente to see which homes they compared.
Object online via your gemeente's website (DigiD) or by letter — for free. State your grounds: overvalued vs. neighbours, wrong m², condition issues, or bad comparables in the taxatieverslag.
The gemeente must rule within the calendar year. Disagree? Appeal (beroep) to the rechtbank within 6 weeks of the decision.
No-cure-no-pay WOZ agencies file the same objection you can file yourself in 20 minutes — and since the 2024 law change, cost compensation is paid out to you, not them, making many less eager. Filing directly with your gemeente is free and just as effective.
Everything runs in your browser — we never see or store your property data.
A lower WOZ-waarde reduces OZB (owner rate ≈ 0.1% avg, varies per gemeente), the waterschap levy, and your eigenwoningforfait in box 1 (0.35% of WOZ × your income tax rate). The 0.22% default is a conservative combined effect — adjust for your gemeente and tax bracket. Estimates only; not tax advice.
Enter comparable homes on your street (or import a CSV from our free WOZ-waardeloket scraper). The worksheet computes value per m² so you can show the gemeente you're assessed above your neighbours.
| Address | Peildatum / Year | WOZ-Waarde (€) | m² | €/m² |
|---|
| Item | Netherlands Rule |
|---|---|
| WOZ-beschikking | Sent with your gemeente tax assessment, usually February (value date = 1 January of the prior year) |
| Objection window | 6 weeks from the date printed on the beschikking — strict |
| How to file | Online with DigiD via your gemeente, or by letter — always free |
| Evidence | Free taxatieverslag from the gemeente + public neighbour values at wozwaardeloket.nl |
| Decision | Gemeente must decide within the calendar year (usually within weeks) |
| Appeal | Beroep to the rechtbank within 6 weeks of the decision (small court fee, refunded if you win) |
| What WOZ affects | OZB · waterschapsheffing · eigenwoningforfait (box 1) · erf-/schenkbelasting on homes |