What is the WOZ value?
The WOZ value (Wet Waardering Onroerende Zaken) is the estimated market value of your home on 1 January of the previous year (the reference date). For the 2026 assessment, that is the value on 1 January 2025.
The municipality of Zaanstad sets this value annually based on comparable home sales in the area. But the municipality can make mistakes: an unusual comparison, unknown overdue renovation, or a poor location that wasn't taken into account.
Why is the WOZ value so important?
A WOZ value that is too high costs you money in multiple ways:
| Tax / levy | Effect of higher WOZ |
|---|---|
| OZB (property tax) | Higher annual assessment to the municipality |
| Imputed rental value (eigenwoningforfait) | Higher fictional income in box 1 → more income tax |
| Water authority tax | Higher assessment from the water authority |
| Inheritance / gift tax | Higher basis on death or gift |
Example: A WOZ value that is set €30,000 too high quickly costs an average Zaandam homeowner €60–€120 extra per year in OZB and imputed rental value combined.
When is an objection worthwhile?
Filing an objection is worthwhile if you have indications that the WOZ value is too high:
- Comparable homes in your street are valued lower
- Your home has defects that were not taken into account (damp problems, outdated installations)
- The municipality used incorrect comparison objects
- Your home borders a busy road, railway line or industrial estate
- You have recently carried out renovations that actually reduced the value
How do you file an objection in Zaanstad?
You can file an objection via:
- Online — via the municipality website of Zaanstad with your DigiD
- In writing — a letter to the municipality of Zaanstad, Tax department
- By phone — for simple cases the municipality sometimes accepts an oral objection
In your objection letter you state:
- Your name and address
- The assessment number (on the notice)
- The reason why you think the WOZ value is too high
- Any supporting evidence (photos, valuation report, comparison objects)
Deadline: You have 6 weeks after the date on the WOZ valuation (property tax assessment) to file an objection. Did you receive the notice in early January? Then the deadline is mid-February. Don't miss this deadline.
What happens after your objection?
The municipality assesses your objection and reaches a decision within 6 weeks (sometimes extended to 12 weeks). Possible outcomes:
- Objection upheld — the WOZ value is reduced, you receive a new notice and possibly a refund of OZB paid too much
- Objection rejected — the municipality maintains the value; you can then appeal to the court
- Compromise — the municipality offers a lower value by agreement
We help you with your tax return after a WOZ reduction
A successful WOZ objection has consequences for your income tax (lower imputed rental value). We process this correctly in your tax return and make sure you get the maximum benefit from the reduction.
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