How Woonbelasting works
From postcode to signed objection letter, and which public registers we use along the way.
1. Your address is looked up in the BAG
Using your postcode and house number we find your home in the national address and buildings register (BAG), via the PDOK location server. From it we take the nummeraanduiding id: the unique number by which your home is known across Dutch government registers.
2. Your neighbours are collected
A Dutch postcode usually covers one side of one street segment. That is exactly the comparison you need: homes of the same type, from the same era, on the same street. If we find too few, we widen to the whole street, and we tell you that we did.
3. The WOZ values are retrieved
For your home and every neighbouring home we request the official WOZ value from the national WOZ register. That register is public: anyone may look up a home’s WOZ value. The floor area comes from there too, where the municipality publishes it.
4. The value per m² is compared
We divide each WOZ value by the floor area and compare your home against the median of the neighbours, not the average. One exceptionally expensive home would drag an average up; a median holds. Homes with a different reference date, without a floor area, or without a published value are left out.
5. The objection letter is drafted
If your value per m² is 5% or more above the median, we draft an objection letter citing every reference property in the comparison, the median, and the grounds you select. The PDF is built on the server and sent straight to you; nothing is stored.
What Woonbelasting does not do
- We do not appraise your home. We compare public figures; a surveyor looks at condition, position and finish.
- We do not file the objection for you. You sign and send it yourself, so you stay in control and no power of attorney is needed.
- We do not know your municipal tax rates. The excess tax figure is an estimate.
- We cannot see inside your home. Renovations, deferred maintenance or leasehold are yours to add, and those grounds are what make an objection strong.