Under the Dutch Box 3 tax regime, owners of second homes are taxed on a deemed return of 5.88% of the property’s WOZ value (the official property valuation). Note that the WOZ value lags by one year: for the 2025 tax year, the value as of January 1, 2024 applies. If you financed the purchase with a loan, you may deduct a fictitious interest rate of 2.62%. The applicable tax rate is 36%.
However, if you can demonstrate that your actual return is lower, you may opt to be taxed on this lower figure. The Box 3 Counter-Evidence Scheme (Wet tegenbewijsregeling box 3) outlines how to calculate this ‘actual return’. Taxpayers must report it using the OWR form (Opgaaf Werkelijk Rendement).
If you use your holiday home exclusively for private purposes and do not rent it out, the counter-evidence scheme may work in your favor in 2025, as personal use is not taxed.
If the property is partially or fully rented out, the actual return includes both: rental income, minus the actual interest paid on any related loan plus the (unrealized) change in WOZ value over the year. It is therefore crucial to accurately record rental income.
"}},{"componentType":"cards","cards":[{"componentType":"productCard","cardType":"product","cardSize":"small","title":"Buying a second property","intro":"We consider various financing options with you.","image":{"transformBaseUrl":"https://assets.ing.com/transform/61939a9a-90ea-4800-b42d-424645c73c4f/Older-man-sitting-in-the-window-reading","type":"image","width":5732,"altTextNL":"\"\"","original":"https://assets.ing.com/m/42d16d5db5189c3/original/Older-man-sitting-in-the-window-reading.jpg","extension":"jpg"},"link":{"url":"/en/private-banking/mortgages/second-home"}}]},{"componentType":"sectionTitle","title":"Box 3 from 2026: key adjustments ahead"},{"componentType":"paragraph","richBody":{"value":"The fictitious return for the category ‘other assets’ in Box 3 will increase to 6.0% in 2026. The provisional notional interest rate for debts is 2.70%.
The counter-evidence scheme will also change significantly. From 2026 onward, private use of holiday homes, will be taxed as part of the actual return. This actual return will consist of: the annual (unrealized) change in WOZ value and the ‘economic rental value’ of private use, i.e. the rent you could have earned had the property been leased. To estimate this rental value, taxpayers may refer to the Dutch points-based rental system. If no reliable estimate is available, a default rate of 5.06% of the WOZ value may be applied.
If the property is partially rented out in 2026, the rental income minus actual interest paid on any loan will be included in the actual return, just as in 2025. Accurate recordkeeping of rental income remains essential.
"}},{"componentType":"sectionTitle","title":"What can you expect from 2028 onwards?"},{"componentType":"paragraph","richBody":{"value":"The counter-evidence scheme is a temporary measure. In pursuit of a future-proof Box 3 tax system, the Dutch government submitted the 'Real Return Tax Act' (Wet Werkelijk Rendement) to Parliament on 19 May. The new regime is expected to take effect from 2028. The tax rate will remain at 36%, and holiday homes will continue to be treated as a separate category.
A new fixed rate, the real estate surcharge (vastgoedbijtelling), will be introduced to tax private use. This will be 3.35% of the WOZ value, lower than the 5.06% under the counter-evidence scheme. However, the option to substantiate the rental value of a holiday home referring to the Dutch points-based rental system will be removed.
If you partially [1] rent out the property from 2028 onward, you will be taxed on the higher of: the real estate surcharge or the actual rental income, minus interest and maintenance costs. New in 2028: maintenance costs will be deductible. Keep careful records of all invoices.
If you sell your holiday home, you will be taxed on the capital gain: the difference between the sale price and the asset’s starting value as of 1 January 2028 [2] minus any improvement costs. So, make sure you retain all relevant documentation.
"}},{"componentType":"sectionTitle","title":"What if your holiday home is abroad?"},{"componentType":"paragraph","richBody":{"value":"As a Dutch tax resident, you are taxed on your global income. However, most tax treaties allow the country where the property is located to levy tax first. The Netherlands then provides a tax exemption [3]. Consult your tax advisor regarding your specific situation.
"}},{"componentType":"sectionTitle","title":"In summary"},{"componentType":"paragraph","richBody":{"value":"Tax rules for holiday homes in the Netherlands are set to change significantly over the coming years. It is therefore advisable to discuss with your relationship manager whether a holiday property aligns with your overall wealth strategy. Consider your financing structure, and ensure your administration is well-organized, especially if you intend to deduct costs under the counter-evidence scheme or the upcoming Box 3 regime.
"}},{"componentType":"paragraph","richBody":{"value":"[1] ‘Partially’ means that the property is rented out for less than 90% of the year. If you rent it out for 90% or more, you will be taxed based on the actual rental income received, minus interest and maintenance expenses.[2] The initial value of the holiday home will be determined based on the WOZ value as of the reference date of 1 January 2028. This deviates from the current practice, where the WOZ value from January 1 of the previous year is used. If you purchase your holiday home after January 1 2028, that later purchase price will serve as the starting point.
[3] If the Netherlands does not have a tax treaty with a particular country, there is no bilateral agreement on which country has the right to levy tax on specific income. This may result in double taxation. To mitigate this, the Netherlands has implemented a unilateral measure: the 2001 Decree on the Prevention of Double Taxation (Bvdb2001).
Written by Stef Goossens, Tax Expertise Manager.
"}},{"componentType":"accordion","accordionList":[{"title":"Based on the situation as of December 23, 2025","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.
"}}]},{"componentType":"cards","cards":[{"componentType":"productCard","cardType":"product","cardSize":"small","title":"More about the Box 3 counter-evidence scheme","intro":"Could you be eligible for a refund? Find out what the scheme involves and what it means for you.","image":{"transformBaseUrl":"https://assets.ing.com/transform/d947695f-f36e-4aca-b427-957b0a273689/A-happy-man-with-glasses-smiles-at-the-camera-as-he-sits-at-a-table-with-his-notebooks-and-a-coffee-cup-in-the-office-cafeteria-1","type":"image","width":5700,"original":"https://assets.ing.com/m/47b88a768d345449/original/A-happy-man-with-glasses-smiles-at-the-camera-as-he-sits-at-a-table-with-his-notebooks-and-a-coffee-cup-in-the-office-cafeteria-1.jpg","extension":"jpg"},"link":{"url":"/en/private-banking/knowledge-and-insights/wealth-growth/law-counter-evidence-scheme-box-3"}}]},{"componentType":"linkList","componentStyle":"default","iconTitle":{"title":"More about"},"textLinks":[{"url":"/en/private-banking/investing","text":"Investing"},{"url":"/en/private-banking/investing/portfolio-management","text":"Portfolio management"},{"url":"/en/private-banking/customer-service","text":"Contact"}]}]},"complementaryZone":{"flexComponents":[{"componentType":"cards","cards":[{"componentType":"productCard","cardType":"product","cardSize":"small","title":"Make an appointment","intro":"Let's start a conversation.","image":{"transformBaseUrl":"https://assets.ing.com/transform/3e538078-976f-4b74-b49c-90d7cd895df2/Web-12","type":"image","width":307,"original":"https://assets.ing.com/m/1d41bac33a10b194/original/Web-12.svg","extension":"svg"},"link":{"url":"/en/private-banking/customer-service"}},{"componentType":"productCard","cardType":"product","cardSize":"small","title":"Log in to My ING","intro":"Quick insights into your financial situation","image":{"transformBaseUrl":"https://assets.ing.com/transform/33c4e3a2-7e3d-47a1-9c6f-1993eedcdb8c/Web-13","type":"image","width":307,"original":"https://assets.ing.com/m/5aecfb619a645cd6/original/Web-13.svg","extension":"svg"},"link":{"url":"https://mijn.ing.nl/login"}}]}]}}}