In box 3, you pay tax on a deemed return of 6.00% on the WOZ value of a second home, such as a holiday home. If you have taken out a loan or mortgage to purchase the property, you may deduct a deemed interest rate of 2.70% [1]. The tax rate is 36%.
"}},{"componentType":"paragraph","richBody":{"value":"You own a holiday home with a WOZ value of €400,000. To purchase it, you took out a loan of €200,000 at an annual interest rate of 4%.
Calculation* | Amount |
WOZ value of holiday home | €400,000 |
Deemed return 6.00% | €24,000 |
Deduction deemed loan interest 2.70% of €200,000 | - €5,400 |
Taxable income from savings and investments | €18,600 |
Tax rate 36% | €6,696 |
*Please note: this does not take into account the tax-free allowance or any other assets or debts in box 3. Your personal situation may therefore differ.
In this example, the box 3 tax on your holiday home is €6,696 per year.
Please note that the reference date for box 3 in 2026 has already passed: it was 1 January 2026. The provisional deemed returns for the reference date of 1 January 2027 will be announced at a later stage.
"},"title":"Example calculation"},{"componentType":"paragraph","richBody":{"value":"If you can demonstrate that the return on your total assets under the Counter-Evidence Scheme Act (Tegenbewijsregeling) is lower than the deemed return, you may pay tax (36%) on that lower return for that year. For the counter-evidence scheme, the return on your holiday home consists of two parts:
If you use your holiday home privately, the direct return consists of the ‘economic rental value’ of your own use, less the actual interest paid on any loan. The economic rental value is the amount you could have received if you had rented out the holiday home. You could, for example, base this on the points-based rental value. If you cannot determine this rental value yourself, a fixed rate of 5.06% of the WOZ value is used.
"},"title":"Private use only"},{"componentType":"paragraph","richBody":{"value":"If you rent out your holiday home for part of the year, the direct return for that part consists of your rental return: the rental income received minus the actual interest paid on any loan.
So make sure you keep careful records of rental income. This may be important not only for box 3, but also for any VAT obligations. [2]
"},"title":"Temporary rental"},{"componentType":"sectionTitle","title":"What can you expect from 2028?"},{"componentType":"paragraph","richBody":{"value":"The counter-evidence scheme is a temporary solution. From 2028, the Dutch government intends to tax box 3 based on actual returns, as set out in the Actual Return Act bill. Whether this new system will be introduced in its current form from 2028 is still uncertain. The proposed tax rate is currently 36%, but this may still change.
Under this bill, the increase in value of the property will only be taxed when you realise a capital gain on sale. [3] This means you will not have to pay tax each year on a rising WOZ value, as is the case under the counter-evidence scheme. The capital gain is the difference between the sale price and the ‘opening value’ as of 1 January 2028 [4], less any improvement costs and transaction costs. Improvement costs may include investments in making the property more sustainable, for example. It is therefore important to keep invoices for such expenses.
To tax private use, a new fixed addition will be introduced: the real estate addition. This amounts to 3.35% of the WOZ value. This is lower than the 5.06% under the counter-evidence scheme, but the option to substantiate the economic rental value on the basis of the points-based rental value will no longer apply.
If you partially [5] rent out your holiday home from 2028, you will be taxed on the higher of the following two amounts:
New is that you may also deduct maintenance and management costs for your holiday home, both when renting it out and when using it yourself. If you have a loan, you may also deduct the actual interest paid. Keeping proper records will therefore become even more important.
"}},{"componentType":"paragraph","richBody":{"value":"If you own a holiday home with a WOZ value of €400,000 and use it only privately, the real estate addition is 3.35% of the WOZ value: €13,400.
Calculation* | Amount |
WOZ value of holiday home | €400,000 |
Real estate addition 3.35% | €13,400 |
Deduction actual loan interest 4.00% of €200,000 | - €5,000 |
Taxable income from savings and investments | €8,400 |
Tax rate 36% | €3,024 |
*Please note: this does not take into account the tax-free result or any other assets or debts in box 3. It also does not take into account deductible losses or other deductible maintenance costs in box 3. Your personal situation may therefore differ.
Based on the current bill, the box 3 tax due on your holiday home would then be €3,024 per year.
"},"title":"Example calculation from 2028"},{"componentType":"sectionTitle","title":"What if you own a holiday home abroad?"},{"componentType":"paragraph","richBody":{"value":"If you are tax resident in the Netherlands, you pay tax on your worldwide income, regardless of where that income is earned. However, most tax treaties state that the country where your holiday home is located may levy tax according to its own rules. In that situation, the Netherlands grants an exemption or a credit [6]. Consult your tax adviser about your specific situation.
"},"textLinks":[{"text":"In this article, we explain what to take into account when owning a holiday home abroad.","url":"/en/private-banking/knowledge-and-insights/living/a-holiday-home-abroad-what-does-it-mean-for-your-tax-position"}]},{"componentType":"sectionTitle","title":"To summarise"},{"componentType":"paragraph","richBody":{"value":"The tax rules for holiday homes will change in the coming years and remain partly uncertain. So, discuss with your relationship manager whether a holiday home fits within your overall wealth planning. Also consider your financing structure and keep proper records, especially if you want to deduct costs under the counter-evidence scheme or the new box 3 system.
"}},{"accordionList":[{"richBody":{"value":"The information provided by ING in this article is not an offer, advice, or financial service and is solely intended to inform you and provide practical tips. We always recommend consulting a specialist or tax advisor regarding your financial and/or wealth planning. This article has been compiled with the utmost care. However, it may contain inaccuracies or omissions. ING is not liable for any damage (of any kind) resulting from the use of the information provided. No rights can be derived from the information. Any rates mentioned are indicative and not binding for ING. All rights and changes reserved. This is a publication of ING Bank NV, registered in Amsterdam.
"},"title":"Based on the situation as of 10 August 2026"},{"richBody":{"value":"[1] This is the provisional percentage for 2026. The final percentage will be determined in early 2027.
[2] Renting out your holiday home may result in VAT obligations. Consult your tax adviser regarding the rules that apply to your situation.
[3] In addition, the current legislative proposal includes certain deemed disposal events for various life events, such as emigration, immigration, death and divorce. This may also apply when the taxpayer gifts the holiday home.
[4] The opening value of the holiday home will be based on its WOZ value as at 1 January 2028. This differs from the current practice, where the WOZ value as at 1 January of the preceding year is used. If you purchased your holiday home after 1 January 2028, the purchase price will serve as the opening value.
[5] “Partially rented out” means that you rent out your holiday home for less than 90% of the year. If you rent it out for 90% or more of the year, you will be taxed on the actual rental income received, less maintenance and management costs.
[6] If the Netherlands does not have a tax treaty with a particular country, there is no bilateral agreement determining which country may levy tax on specific income. This may result in double taxation. In such cases, the Netherlands has implemented a unilateral relief scheme to prevent double taxation: the Double Taxation Relief Decree 2001 (Bvdb 2001).
"},"title":"Important information"}],"componentType":"accordion"},{"componentType":"sectionTitle","title":"Read more"},{"cards":[{"body":"The latest update on compensation and new regulations.","cardSize":"medium","cardType":"article","componentType":"articleCard","date":"2026-07-15","image":{"extension":"jpg","original":"https://assets.ing.com/asset/2b6ecacb-9028-41b3-a9ef-19342c525317/Large_Web-and-Screen-Three-adult-people-in-business-clothing-walking-together-on-the-street-with-coffee-Exclusive-usage-for-ING-Private-Banking.jpg","transformBaseUrl":"https://assets.ing.com/transform/2b6ecacb-9028-41b3-a9ef-19342c525317/Large_Web-and-Screen-Three-adult-people-in-business-clothing-walking-together-on-the-street-with-coffee-Exclusive-usage-for-ING-Private-Banking","type":"image","width":1920},"link":{"url":"/en/private-banking/knowledge-and-insights/wealth-planning/box-3-update-two-important-developments"},"title":"New developments in Box 3"},{"body":"Learn more about what a Stichting Administratiekantoor (STAK) can offer.","cardSize":"medium","cardType":"article","componentType":"articleCard","date":"2025-08-26","image":{"extension":"jpg","original":"https://assets.ing.com/asset/f7f69a85-d5a6-4f09-b7f2-55a0af82b58c/Woman-in-casual-clothing-sits-on-the-sofa-looking-at-her-mobile-phone.jpg","transformBaseUrl":"https://assets.ing.com/transform/f7f69a85-d5a6-4f09-b7f2-55a0af82b58c/Woman-in-casual-clothing-sits-on-the-sofa-looking-at-her-mobile-phone","type":"image","width":5627},"link":{"url":"/en/private-banking/knowledge-and-insights/wealth-growth/real-estate-box-3-stak-structure"},"title":"Real estate and box 3: lowering your tax bill with a STAK structure?"}],"componentType":"cards"},{"componentStyle":"default","componentType":"linkList","iconTitle":{"title":"Related"},"textLinks":[{"text":"Investing","url":"/en/private-banking/investing"},{"text":"Portfolio management","url":"/en/private-banking/investing/portfolio-management"},{"text":"Our approach","url":"/en/private-banking/our-approach"},{"text":"Contact","url":"/en/private-banking/customer-service"}]}]},"hasMacro":false,"id":"57989fa6-4184-443e-b05c-ead69d6a164e","localeString":"en-GB","mainHeaderZone":{"authorInfo":{"authorName":"Stef Goossens","image":{"extension":"png","original":"https://assets.ing.com/asset/d703fd55-c1fd-45e9-ade8-79af9bc411cb/Stef-Goossens.png","transformBaseUrl":"https://assets.ing.com/transform/d703fd55-c1fd-45e9-ade8-79af9bc411cb/Stef-Goossens","type":"image","width":6600},"jobTitle":"Expertisemanager Fiscaliteit"},"backLink":{"textLink":{"text":"Living","url":"/en/private-banking/knowledge-and-insights/living"}},"componentType":"editorialHeader","coreHeader":{"body":"In addition to this emotional aspect, financial considerations also play an important role. Do you own a holiday home or are you considering buying one? Then it is useful to understand how a second home can affect your overall wealth position, especially when it comes to fiscal aspects. The rules in box 3 may change significantly in the coming years.","headerImage":{"extension":"jpg","original":"https://assets.ing.com/m/392f46652da652ab/original/Young-teenage-girl-sits-on-a-small-dock-at-dusk-looking-at-her-tablet.jpg","transformBaseUrl":"https://assets.ing.com/transform/f0d9f6a2-2245-4e57-ad07-6701c59be0c5/Young-teenage-girl-sits-on-a-small-dock-at-dusk-looking-at-her-tablet","type":"image","width":5700},"subtitle":"A holiday home often holds a special place within a family. It is where generations come together and memories are made. The value of a holiday home therefore cannot be expressed in monetary value alone. For many owners, it is also an emotional investment that contributes to quality of life, connection, and sometimes even the wish to pass the holiday home on to the next generation.","title":"Holiday homes in box 3: now and in 2028"},"date":"2026-08-18","readingTime":7},"publishDate":"2026-08-19T17:05:23.125+02:00"}}