---
title: "WOZ value vs market value: three common mistakes to avoid"
description: "Understand why your Dutch WOZ value and private market valuation can differ by comparing their dates, purposes, property facts and evidence."
url: "https://taxateurrotterdam.com/en/guides/woz-value-vs-market-value/"
locale: "en"
author: "Huib Faber"
publishedDate: "2026-08-28T00:00:00.000Z"
updatedDate: "2026-09-17T00:00:00.000Z"
categories: "Property valuation"
tags: "WOZ, market value, Rotterdam"
---
# WOZ value vs market value: three common mistakes to avoid
Understand why your Dutch WOZ value and private market valuation can differ by comparing their dates, purposes, property facts and evidence.
## TL;DR
Are you comparing a WOZ value with a private market valuation? Write down the purpose, value date, property facts, evidence and recipient for each figure. A difference is not an error until those five fields genuinely match.
The WOZ notice serves a municipal purpose. A private market valuation answers a defined assignment for a date and recipient. Keep the two tracks separate when you are buying, refinancing, selling or questioning a tax notice.
## Quick Context
### Wat vergelijken we?
This comparison puts the municipal WOZ value beside a private market valuation. It does not rank valuers or predict the price a future buyer will pay.
### Selection Criteria
The comparison uses four decision fields: purpose, date, property state and evidence. The recipient is a fifth field when a lender, municipality or another party will rely on the number.
### Voor wie is dit relevant?
Use the distinction if you own a Rotterdam home, are buying, refinancing, selling or deciding whether a WOZ question needs a different kind of evidence.
### Research Method
The dated review uses official Dutch guidance on WOZ timing, public property information and mortgage-report conditions. It separates rules from a private valuation opinion and keeps the limits visible.
If you are weighing a WOZ notice against a private report, compare the possible assignments with [types of property valuations in Amsterdam](https://taxateuramsterdam.com/en/guides/types-of-property-valuations-in-amsterdam/) before treating the figures as interchangeable.
If the value question belongs to a purchase, compare the two dates with [valuation timing when buying a home](/en/guides/valuation-when-buying-a-home/) before you treat the figures as current.
Before you compare amounts, compare the product scope of Kadaster's home-value information with the purpose of your question and keep public orientation separate from a commissioned valuation.
## WOZ Value vs Private Market Value at a Glance
| Point | WOZ value | Private market valuation |
| --- | --- | --- |
| Purpose | Municipal taxation and related public uses | A named purchase, mortgage, sale, renovation or other assignment |
| Date | The notice uses its statutory value date | The commissioning brief sets the valuation date |
| Evidence | Municipal records, model and comparable information | Inspection, property records, comparable evidence and assignment assumptions |
| Recipient | Municipality, owner or public process | Lender, buyer, seller, owner or another named recipient |
| What a difference means | The two figures may use different dates and purposes | The opinion must be read with its own scope and evidence |
## Welke keuze past bij jouw situatie?
If you are challenging a WOZ notice, start with the notice, its value date and the municipal objection process. If you need a lender-facing number, ask the lender which report it accepts. If you are selling or buying, state the market question and the date that matters.
## WOZ Value and Its Date
The 2026 notice normally uses 1 January 2025 as its value date. That date belongs to the WOZ definition, while a current sale question needs a present-day assignment. Check the property description and the deadline printed on the notice before deciding what evidence you need.
## Private Market Value and Its Assignment
A private valuation starts with the assignment: why is the number needed, who receives it and which date applies? The valuer then considers the home, relevant rights, condition and comparable evidence. The report can support a decision without deciding your income, tax position or contract.
## Side-by-Side Feature Comparison
**Date:** A WOZ value looks back to its statutory date. A private report answers the date in its brief.
**Purpose:** A municipal tax number and a lender or sale valuation can concern the same address while serving different decisions.
**Evidence:** Public records can frame a question. They do not replace inspection and assignment-specific evidence when a recipient requires a professional report.
**Limits:** A different number is not enough to prove an error. First compare the date, property state, evidence and purpose.
## Use Case-Based Recommendations
For a WOZ objection, organise the notice, property facts and municipal deadline. For a mortgage, name the lender and accepted report type before commissioning work. For a sale or purchase, keep agreed price, valuation date and comparable evidence in separate fields.
## Risks, Limitations, and Edge Cases
A renovation, new leasehold term, changed VvE record or different recipient can alter the question without changing the address. A public product can be useful for orientation but still be too narrow for a lender. The appropriate response depends on the document and deadline in front of you.
## How We Researched This Comparison
The 17 September 2026 review checked official guidance for the WOZ date and public purpose, Kadaster's scope for orientation information and NHG's report-age condition for physical reports. These boundaries help you compare the documents without turning them into a prediction for one Rotterdam address.
## Getting Started With Your Choice
Write five lines: purpose, recipient, value date, property changes and evidence already available. Then ask the relevant party whether you need an objection explanation, orientation information or a private valuation assignment.
## Practical Checklist Before You Decide
- Record who issued each figure.
- Record the value date and the date of the property state.
- Record the purpose and recipient.
- Separate public information from inspected property evidence.
- Keep the objection, finance or contract deadline with the question.
## Frequently Asked Questions
### Can a WOZ value be used as today’s sale price?
No. Its statutory date and municipal purpose are different from a current sale question.
### Does a private valuation replace a WOZ notice?
No. It can explain a property question, but it does not change the municipal record.
### Why can the figures differ?
Different dates, purposes, property states, rights and evidence can all produce a valid difference.
### Does NHG make every valuation valid for six months?
No. Six months is a condition in the NHG physical-report context. The lender or other recipient sets the applicable requirement.
## Final Notes
Compare the fields before comparing the euros. If the purpose or recipient changed, the next question may need a new assignment even when the home itself has not changed.
## Take Action
### Your Next Steps
Write the five fields down and send a focused question through the English contact form. Leave identity documents, bank details and other sensitive files out of the public form.
