Calculation examples for non-resident taxpayers – how do I calculate the notional and actual return on my holiday home in the Netherlands?

In the 2 calculation examples below, we assume that you own a holiday home in the Netherlands. The examples show how we calculate the notional return for your provisional assessment for 2026, and how you can calculate the actual return.

Choose a calculation example:

• Calculation example 1: you have a holiday home that only you use

  You and your tax partner live in Germany. You are joint owners of a holiday home in the Netherlands. You both only use the holiday home yourselves. To calculate the tax you pay in Box 3 for your holiday home in 2026, use the following details:

  • On 1 January 2026, the value of your holiday home is €250,000.
    This is the WOZ value with a reference date of 1 January 2025. This value is stated on the WOZ decision (WOZ-beschikking) that you receive from the municipality in 2026.
  • On 31 December 2026, the value is €255,000.
    This is the WOZ value with a reference date of 1 January 2026. This value is stated on the WOZ decision that you receive from the municipality in 2027.
  • You have a debt of €100,000 on your holiday home.
  • In 2026, you pay €5,000 in interest on your debt.

  Calculate the tax in Box 3 on the notional return

  Follow these steps:

  1. Calculate the taxable return

     • value on 1 January multiplied by the notional percentage:
       €250,000 x 6.00% = €15,000
     • debt on 1 January multiplied by the notional percentage:
       €100,000 x 2.70% = €2,700
     • taxable notional return
       €15,000 - €2,700 = €12,300

  2. Calculate your capital yield tax base

     • assets: €250,000
     • deductible debts: €100,000
     • capital yield tax base: €250,000 - €100,000 = €150,000

  3. Calculate the base for savings and investments

     The base for savings and investments is the capital yield tax base of €150,000 (outcome of step 2) minus the tax-free allowance. In 2026, the tax-free allowance is €59,357 per person. For you and your tax partner together, that is:

     2 x €59,357 = €118,714.

     Base for savings and investments:

     €150,000 - €118,714 = €31,286

     You may divide the base for savings and investments between you and your tax partner. Any division is permitted, as long as the total is 100%. In this example, you declare the entire base yourself, so €31,286.

  4. Calculate your share in the capital yield tax base

     Divide your share in the base for savings and investment (outcome of step 3) by the capital yield tax base (outcome of step 2). Multiply the result by 100. Round off to 2 decimal points.

     €31,286 ÷ €150.000 × 100 = 25.85%

  5. Calculate your income from savings and investments

     The income from savings and investments is the taxable return (outcome of step 1) multiplied by the percentage of your share in the capital yield tax base (outcome of step 4).

     Income from savings and investments: €12,300 × 25.85% = €3,179

  6. Calculate how much tax you must pay in Box 3

     Multiply the tax rate for Box 3 in 2026 (36%) with the income from savings and investments (outcome step 5).

     Tax in Box 3: 36% × €3,179 = €1,144

     This amount is stated on your provisional assessment for 2026. There, we refer to it as ‘voordeel uit sparen en beleggen’ (income from savings and investments)

  Do you think the notional return we have calculated is too high? If so, you can also choose to state your actual return in your 2026 tax return. We explain how that calculation works below.

  Calculate the actual return

  Follow these steps:

  1. Calculate the actual return on your holiday home

     The actual return on the holiday home is the value on 31 December 2026 minus the value on 1 January 2026.

     Actual return: €255,000 − €250,000 = €5,000.

  2. Calculate the actual return on your debts

     You paid €5,000 interest on your debts. This means that the actual return on your debts is €5,000.

  3. Calculate the total actual return

     Calculate the actual return on the holiday home and the debt. That is the increase in value of your holiday home (€5,000) minus the interest you paid on your debts (€5,000).

     The total actual return: €5,000 − €5,000 = €0

  The actual return is lower than the notional return

  The actual return (€0) is lower than the notional return (€3,179). Enter the actual return in your 2026 tax return, as this will be more beneficial for you.

• Calculation example 2: you have a holiday home that you rent out all year round

  You and your tax partner own a holiday home in the Netherlands. You rent out the holiday home all year round for €1,500 per month. This includes a contribution towards service costs of €200. To calculate the tax you pay in Box 3 for your holiday home in 2026, use the following details:

  • The WOZ value on 1 January 2026 is €200,000.
    This is the WOZ value with a reference date of 1 January 2025, which is stated on the WOZ decision (WOZ-beschikking) that you receive from the muncipality in 2026.
  • The WOZ value on 31 December 2026 is €205,000.
    This is the WOZ value with a reference date of 1 January 2026, which is stated on the WOZ decision that you receive from the municipality in 2027.

  Calculate the tax in Box 3 on the notional return

  Follow these steps:

  1. Calculate the taxable notional return

     The taxable return is the value of the holiday home on 1 January multiplied by the notional percentage.

     Taxable return: €200,000 x 6.00% = €12,000

  2. Calculate your capital yield tax base

     Assets: €200,000

     Return base: €200,000

  3. Calculate the base for savings and investments

     The base for savings and investments is the capital yield tax base (outcome of step 2) minus the tax-free allowance. In 2026, the tax-free allowance is €59,357 per person. For you and your tax partner together, that’s:

     2 x €59,357 = €118,714.

     Base for savings and investments: €200,000 - €118,714 = €81,286

     You may divide the base for savings and investment between you and your tax partner. Any division is permitted, as long as the total is 100%. In this example, you and your tax partner each declare half, so €40,643 per person.

  4. Calculate your share of the return base

     Divide your share in the base for savings and investment (outcome of step 3) by the capital yield tax base (outcome of step 2). Multiply the result by 100. Round off to 2 decimal points.

     Your return base: €40.643 ÷ €200.000 × 100 = 20,32%

     The calculation for your tax partner is the same, so 20,32%.

  5. Calculate your income from savings and investments

     The income from savings and investments is the taxable return (outcome of step 1) multiplied by the percentage of your share in the capital yield tax base (outcome of step 4).

     Your income from savings and investments: €12,000 × 20.32% = € 2,438

     The calculation is the same for your tax partner, so €2,438.

  6. Calculate how much tax you must pay in Box 3

     Calculate the tax rate for Box 3 in 2026 (36%) with the income from savings and investments (outcome step 5).

     Tax in Box 3: 36% × €2.438 = €877

     This amount is stated on your provisional assessment for 2026. We refer to it there as ‘voordeel uit sparen en beleggen’ (income from savings and investments). The same amount is stated on your tax partner's provisional assessment.

  Do you think the notional return we have calculated is too high? If so, you can also state your actual return in your 2026 tax return. We explain how this calculation works below.

  Calculate the actual return

  Follow these steps:

  1. Calculate the total base rent

     The rent includes a monthly contribution towards service costs. You must deduct these costs from the rent to calculate the base rent. The base rent per month is: €1,500 − €200 = €1,300.

     Multiply this number by 12 for the total base rent for the whole of 2026.

     Total base rent for 2026: €1,300 × 12 = €15,600

  2. Calculate the actual return on your holiday home

     The actual return on your holiday home is the value on 31 December 2026 minus the value on 1 January 2026.

     Actual return: €205.000 - €200.000 = €5.000

  3. Calculate the total actual return

     The total actual return is the base rent received (outcome step 1) plus the actual return on your holiday home (outcome step 2).

     Total actual return: €15,600 + €5,000 = €20,600

     You and your tax partner each declare half

     In your 2026 tax return, you and your tax partner divide the actual return on your holiday home in the same way as the base for savings and investments. You and your tax partner each declare half. The total actual return is €20,600 (outcome of step 3).

     You declare €10,300 in your tax return, and your tax partner also declares €10,300 in their own tax return.

  The actual return is higher than the notional return

  The actual return (€10,300) is higher for you than the notional return (€2,438).

  The actual return (€10,300) for your tax partner is higher than the notional return (€2,438).

  It is not beneficial for either of you to enter the actual return in the 2026 income tax return.