WOZ value vs market value: three common mistakes to avoid

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 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 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.