No, your home is not automatically sold for at least its WOZ value. The WOZ value is a tax value set annually by the municipality for tax purposes; it is not a guarantee of what your home will fetch when sold. In fact, in the current Amsterdam market, we regularly see homes selling well below their WOZ value, even though many people still assume that the WOZ value is the floor.

Why the WOZ value in Amsterdam has risen so sharply

WOZ values in Amsterdam have risen sharply in recent years, in some cases much faster than the market value itself. This is because the WOZ value also serves as the basis for property tax (OZB): the higher the combined WOZ value of all homes in the city, the more property tax the municipality can collect without raising the rate. Our impression is that the municipality has been taking a very strict approach to this in recent years.

The WOZ value used to be a safe lower limit, but that’s no longer the case

Traditionally, the WOZ value has always been significantly lower than a home’s market value. As a result, many Amsterdammers have come to believe that a home is sold “for at least the WOZ value.” In today’s market, that simply isn’t true anymore. This year, we’ve facilitated sales where the final sale price was nearly €200,000 lower than the WOZ value listed on the tax assessment. The WOZ value is an indication, a sort of guideline, but it is no longer the guarantee it used to be.

The municipality sometimes issues a correction as well

Important to know: The municipality determines the WOZ value based on past sales figures and a valuation model, not on what a buyer would be willing to pay for your home right now. In the past, the City of Amsterdam has occasionally adjusted WOZ values significantly downward because earlier estimates turned out to be too optimistic. The WOZ value is therefore a snapshot taken by the municipality at a given moment, not a reflection of current market conditions.

So what do you base the asking price on?

You determine the asking price for your home based on recent comparable sales in your street or neighborhood, the condition and layout of the home, and current market demand at the time of sale. With 17 years of experience in the Amsterdam market—from the city center to Oud-West and De Pijp—we know exactly how to translate that into a realistic and attractive asking price. We work with a transparent 1% all-inclusive commission, provide our own photography, and assign a single point of contact throughout the entire process.

Frequently Asked Questions

Is the WOZ value the minimum selling price of my home?
No. The WOZ value is a tax assessment; it is not a guarantee of the selling price. Especially now that WOZ values in Amsterdam have risen sharply, the market value may turn out to be lower.

Can I sell my home for less than the WOZ value?
Yes, you can. The selling price is determined by supply and demand at the time of sale, not by that year’s WOZ value.

Why is my WOZ value so much higher this year than last year?
This is related to the municipality’s valuation model and the role of the WOZ value in the property tax (OZB). The increase does not necessarily mirror market trends exactly.

Can I object to an excessively high WOZ value?
Yes, you can file an objection with the Municipality of Amsterdam within six weeks of the assessment. A recent sales price or valuation of a comparable property can serve as supporting evidence.

So how do I determine the right asking price for my home?
Based on recent comparable sales, the condition of the home, and the current market—not on the WOZ value. A valuation by a local real estate agent will provide the most realistic picture.

Are you unsure about the value of your home?

Don’t let a WOZ assessment that could go either way throw you off. Feel free to contact us for a realistic estimate of what your home is actually worth in today’s Amsterdam market. 📧