OZB Municipal Property Tax Estimator
Estimates your annual OZB (onroerendezaakbelasting) - the recurring municipal property tax every Dutch homeowner pays, based on your home's WOZ value and your municipality's own rate.
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Open a step for the sum with your figures, what the step does, and what the Dutch terms mean.
Property tax (OZB, owner part)€ 400
What this step does: OZB is a municipal tax on property, a percentage of the WOZ value. Each municipality sets its own rate.
- OZB is set locally, not nationallyUnlike income tax or Box 3, OZB has no single Belastingdienst-set rate. Each municipality (gemeente) sets its own rate every year, based on its own budget needs - which is why two identical homes in different towns can have noticeably different OZB bills.
- The rate applies to your WOZ valueYour municipality assesses a WOZ value for your home each year (used for OZB, but also for the eigenwoningforfait in your income tax return). OZB is calculated as a percentage of that same WOZ value, using your municipality's own rate for the current year.
- Only owners pay the owner componentOZB has two components in principle: an owner's share (eigenarendeel) and, historically, a user's share (gebruikersdeel) that applied to whoever occupied the property. Since 2006, the user's share for residential (non-business) properties was abolished - so for a home, only the owner pays OZB at all, regardless of who lives there.
- Where to find your actual rateSearch your municipality's own website for "OZB tarief" (most publish it each January), or check your annual aanslag gemeentelijke belastingen, which states the rate actually applied to your assessment.
- How it worksYour municipality multiplies the WOZ value of your home by its own OZB rate for owners (the eigenarendeel). The WOZ value is the market value on 1 January of the year before. Tenants do not pay the owner part; for business property there is also a user part. The assessment arrives early in the year, usually together with other municipal charges such as waste collection, and you can usually pay it in monthly instalments.
- A worked exampleA home with a WOZ value of €400,000 in a municipality with an owner rate of 0.1% pays €400 OZB a year, about €33 a month. If the WOZ value were €40,000 lower, you would pay €40 a year less OZB, and your eigenwoningforfait would drop too. That is why it is worth checking your WOZ value, and objecting within six weeks if it is too high.
Frequently asked questions
Do I pay OZB if I rent my home?
No - since 2006, only the owner of a residential property pays OZB. A tenant pays nothing toward it, regardless of what the landlord may build into the rent.
Is the OZB rate the same everywhere in the Netherlands?
No - each of the roughly 340 municipalities sets its own rate annually, so identical WOZ values in different towns can produce quite different OZB bills.
Does a higher WOZ value always mean higher OZB?
For the same municipality and year, yes - OZB is directly proportional to WOZ value. But comparing OZB bills across two different municipalities also reflects each one's own separate rate, not just the WOZ value difference.
Sources: uw gemeente (OZB-tarief) | wozwaardeloket.nl
The OZB rate is set independently by each of the roughly 340 Dutch municipalities and changes every year - there is no single national rate. The percentage here is an editable placeholder, not a real figure: look up your own gemeente's current "OZB-tarief eigenaren" (usually published on your municipality's own website each January) and enter it here. OZB only applies to owners (eigenarendeel) - renters do not pay it at all, which this tool reflects by zeroing the result when marked as a renter.