How many WWS points does an extra bedroom add?

Why the number of rooms does not count

The points system for self-contained housing values the floor area of rooms and other spaces, not the number of bedrooms. A 30 m² living room earns as many area points as two 15 m² rooms.

Adding a partition wall barely changes the total room area; the wall itself even takes up space. Each new room must also meet the requirements for a room in the policy manual, such as ceiling height and minimum floor area.

Worked example (fictitious)

A fictitious home has a 10 m² attic with a fixed staircase, currently counted as an other space: 10 × 0.75 = 7.5 points. If it is fitted out so that it qualifies as a room under the policy manual, it earns 10 × 1 = 10 points: a difference of 2.5 area points.

Note: more qualifying area also changes the WOZ points per m² (WOZ ÷ area ÷ 268). With a high WOZ value per m², that part may fall slightly. Always calculate the total.

• Splitting a room: about 0 extra area points
• Other space → room: +0.25 points per m²
• New floor area (extension): +1 point per m² of room

What this means for investors

Do not add a bedroom to gain points; at most do it to improve lettability. To gain points, first check accurate measurement, the energy label and kitchen and bathroom facilities.

Frequently asked questions

Does an extra bedroom increase the rent?

Not through a fixed bonus. The WWS counts square metres; splitting a room adds almost no area.

Does a small bedroom count as a room?

Only if the space meets the policy manual requirements for a room, such as minimum area and ceiling height.

What does an extension add?

New room area earns 1 point per m²; the WOZ value and energy label may also change.