Municipal taxes - WOZ

How is the WOZ value of a residential property calculated?

The Wet waardering onroerende zaken (Valuation of Immovable Property Act, WOZ) states that the municipality must recalculate the WOZ value every year. The WOZ value of a home is equal to its market value on the date when its value is assessed. The market value is the maximum yield the seller could obtain for the home if it was sold according to the best, most well-prepared procedure. The value assessment date for the 2019 tax year is 1 January 2018.

The WOZ value of your home is calculated on the basis of the comparative method, which incorporates the sale prices of comparable residential properties that were sold on and around the date of the value assessment. These properties do not need to be identical to your home; the method takes into account differences between the homes that were sold and your own home, such as the contents, location, plot size and state of repair.

How is the WOZ value of a non-residential property calculated?

The WOZ value of non-residential properties is calculated according to the market value or - when it is higher - the adjusted replacement value. With commercial premises such as offices, shops and other corporate real estate the market value is taken as a basic principle. This market value is partly calculated using the rental value capitalisation method (huurwaarde-kapitalisatiemethode). The value of properties such as hospitals, laboratories and power stations is based on the replacement value, adjusted for technological and functional obsolescence. This is why the WOZ value is referred to as the adjusted replacement value.

Valuation report

One of the aims of the Valuation of Immovable Property Act (WOZ) is to provide clarity. The WOZ valuation report is intended to help you understand the valuation of your home or business premises.

Appealing against a WOZ valuation

You do not think the WOZ value is accurate?

Then first contact us. You can do this quickly and easily. In most cases you will receive an immediate response to your questions or comments, after which it is usually not necessary to submit an appeal. Moreover, if it is true that the WOZ value is incorrect, the valuer will rectify this at once.

• Please call: (020) 540 4886 or e-mail: woz@amstelveen.nl no later than six weeks following the date stated on the assessment notice.
• Make sure you include your contact details.
• The valuer will contact you within five working days to hear your appeal and reassess the WOZ value.
• If it is true that the WOZ value is incorrect, the valuer will rectify this at once.
• If the valuation is correct, the valuer will explain this to you.

If you still do not agree with the WOZ value after this process, you can submit an appeal.

Submitting an appeal

You can submit an appeal within six weeks following the date on the assessment notice. You should send your appeal by post to:

• Gemeentebelastingen Amstelland, t.a.v. de heffingsambtenaar, Postbus 4, 1180 BA Amstelveen.

Your appeal must include the following details:

• your name and address;
• the date of your appeal;
• a description of the WOZ decision which you are appealing against (the assessment number (aanslagnummer) on your assessment report);
• the reason(s) why you are submitting an appeal;
• your signature.

If your appeal relates to the state of repair or outdated standard of your home, you should include photographs with your appeal to demonstrate this (such as pictures of the kitchen, bathroom and any overdue maintenance). We will need these photographs in order to process your appeal.

Property tax

As the name suggests, property tax (onroerendezaakbelasting, OZB) relates to immovable property located within the municipality. OZB has two types of tax: owner’s tax and user’s tax. The person who is the owner of a home or a non-residential object (such as business premises, a plot of land or an island) on 1 January of the tax year in question pays property tax borne by the owner. The person who is the user of a non-residential object on 1 January of the tax year in question pays occupancy-related property tax.

More information about all municpal taxes is available on www.gemeentebelastingenamstelland.nl, together with the online forms for complaints, remissions of the duty to pay, links to regulations, etc.