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Mid-Range Rentals in the Netherlands: What Is Middenhuur? (2026)
RentBuzz·April 18, 2026·9 min read
Middenhuur (mid-range rental) is a relatively new segment in the Dutch housing market. Since July 1, 2024, it has been legally regulated under the Wet betaalbare huur (Affordable Housing Act), and in 2026 specific price thresholds and rent increase limits apply. Whether you are looking for a mid-range rental or want to check whether your current rent complies with the rules — this guide covers everything you need to know. Updated April 2026.
What exactly is middenhuur?
Middenhuur is the category of rental properties that sits between social housing and the free market sector in terms of rent level. Legally, it covers properties with a base rent above €932.93 and up to €1,228.07 per month (2026 figures), or properties scoring 144 to 187 points under the Dutch housing valuation system (woningwaarderingsstelsel). The segment is designed for people who earn too much to qualify for social housing, but for whom the free market is unaffordable.
The middle segment was a gap in the Dutch rental market for a long time: too expensive to qualify for huurtoeslag, yet not protected the way social housing is. The Wet betaalbare huur, which took effect on July 1, 2024, changed this by legally regulating the segment for the first time. Tenants in middenhuur housing now have comparable protection to social housing tenants when it comes to verifying the rent level.
On the RentBuzz platform you can find mid-range rental properties across the Netherlands, filtered by price range, so you can quickly explore the available stock in the middle segment.
Middenhuur price thresholds in 2026
In 2026, the thresholds are as follows: social housing covers base rents up to €932.93 per month, middenhuur runs from €932.93 to €1,228.07 per month, and the free market sector starts above €1,228.07. Properties scoring 144 to 187 points fall into the middenhuur category, even if the starting rent is higher. Below 144 points is social housing, above 187 points is the free sector.
The thresholds are indexed annually. In 2025 they were slightly lower — the lower boundary was €900.07 and the upper boundary was €1,184.82. The official 2026 thresholds are:
| Sector | Base rent per month | Points (WWS) |
|---|---|---|
| Social housing | up to €932.93 | up to 143 points |
| Middenhuur | €932.93 – €1,228.07 | 144 – 187 points |
| Free market sector | above €1,228.07 | 188 points or more |
The Wet betaalbare huur: what changed?
The Wet betaalbare huur, in force from July 1, 2024, regulated the middle segment for the first time. Rental contracts signed on or after that date are subject to middenhuur protection: the rent may not exceed the legal maximum corresponding to the property's point score. Tenants can verify their rent via the Huurprijscheck tool on the Huurcommissie website.
The Wet betaalbare huur has three concrete consequences for middenhuur tenants:
- Maximum rent — The base rent may not exceed the legal maximum corresponding to the property's score under the woningwaarderingsstelsel (points-based housing valuation system). A property with 160 points has a different maximum than one with 180 points.
- Huurprijscheck — Tenants can use the Huurprijscheck tool on the Huurcommissie website to find out how many points their property scores and what the maximum rent should be.
- Regulated rent increases — Annual rent increases are capped (see below).
Importantly, the law applies only to contracts signed on or after July 1, 2024. Existing contracts from before that date are not automatically covered. See also our guide on average rental prices in the Netherlands for broader market context.
Rent increases in middenhuur: maximum percentages
The maximum rent increase for middenhuur properties in 2026 is 6.1%, calculated as the collective labour agreement (cao) wage growth of 5.1% plus 1 percentage point. In 2025, the maximum was 7.7%. The actual increase may never exceed the percentage agreed in the rental contract, and the rent after the increase may not surpass the maximum for the property's point score.
Three cumulative limits apply to any rent increase in the middenhuur segment:
- Statutory maximum — 6.1% in 2026
- Contractual maximum — the increase may never exceed what the rental contract permits
- Point score ceiling — the rent after the increase may not exceed the legal maximum for the property's WWS score
A higher increase is only possible if the landlord has made improvements to the property with the tenant's consent. If you have doubts about an announced rent increase, see our detailed guide on rent increase 2026 and your rights.
Middenhuur vs social housing vs free market sector
The key difference is the level of legal protection. Social housing (up to €932.93/month or 143 points) offers the most protection: regulated rent and eligibility for huurtoeslag. Middenhuur (€932.93–€1,228.07/month or 144–187 points) offers regulated maximum rents but no huurtoeslag. The free market sector (above €1,228.07/month or 188+ points) has the least statutory protection.
In practice, there are three relevant differences between the three sectors:
Social housing
- Base rent up to €932.93/month (2026)
- Eligible for huurtoeslag (rental allowance) if income is low enough
- Long waiting lists via housing corporations
- Up to 143 points under the woningwaarderingsstelsel
Middenhuur
- Base rent €932.93 – €1,228.07/month (2026)
- No huurtoeslag
- Legally regulated maximum rent (for contracts from July 1, 2024)
- 144 – 187 points under the woningwaarderingsstelsel
Free market sector
- Base rent above €1,228.07/month (2026)
- No regulated maximum rent
- 188 points or more under the woningwaarderingsstelsel
- Least statutory protection
Where to find middenhuur properties
Mid-range rental properties can be found through major rental platforms and via the RentBuzz platform, which searches 1000+ sources simultaneously. By setting up a search profile with a rent range of roughly €932 to €1,228 per month, you receive instant notifications as soon as a matching property becomes available.
The supply of middenhuur properties is scarce, especially in major cities. Demand is high because middle-income earners who do not qualify for social housing but find the free market too expensive form a large group. Monitoring multiple platforms simultaneously significantly improves your chances.
On the RentBuzz platform you can find mid-range rental listings across the Netherlands. Set up a search profile with your desired rent range and receive instant alerts when a matching property is listed — including on platforms you might otherwise miss. You can also read our broader guide on renting in the Netherlands for practical tips on the Dutch rental market.
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In 2026, a rental property falls into the middenhuur category if the base rent (kale huur) is above €932.93 and no more than €1,228.07 per month — or if the property scores 144 to 187 points under the housing valuation system (woningwaarderingsstelsel). Below €932.93 is social housing, above €1,228.07 is the free market sector.
The maximum rent increase for mid-range rentals in 2026 is 6.1%. This is based on the collective labour agreement (cao) wage growth of 5.1% plus 1 percentage point. In 2025, the maximum was 7.7%. The actual increase may never exceed what is stated in the rental contract, and the final rent cannot surpass the maximum for the property's point score.
The Wet betaalbare huur (Affordable Housing Act) came into force on July 1, 2024. Only rental contracts signed on or after July 1, 2024 fall under the middenhuur regulation. Existing contracts from before that date are not automatically covered.
Use the Huurprijscheck tool on the Huurcommissie website to find out how many points your property scores and what the maximum legal rent is. This applies to contracts signed on or after July 1, 2024.
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