If possible, reduce your box 3 tax liability by making use of the rebuttal rule
As a residential property investor, you are taxed on your property based on a notional return. That is the main rule. This main rule is set aside if you can demonstrate that the actual return you have achieved on your entire box 3 assets (i.e. including savings, securities, receivables, etc.) is lower than the notional return. For this year, this is 5.88%. As of 2026, this will be 7.78%. In other words, whereas in 2025 you will owe a maximum of € 8.467,- in box 3 for a rented property with a WOZ value of € 400.000,- in 2026 this will be a maximum of € 11.203,-. However, suppose you can demonstrate, on the basis of the rebuttal scheme (form “Opgaaf werkelijk rendement” (Statement of actual return), that your total box 3 assets yielded a return of 3%. In that case, the tax assessment in box 3 in this example will be € 4320,-.
Only include interest on debts
An important detail regarding the rebuttal provision: you may not deduct any costs or reductions in value. Only interest on debts counts when calculating your actual return.
This includes, for example:
- interest on a loan or mortgage for a second home or investment property;
- interest on other financing related to your box 3 assets (such as securities or receivables).
You calculate your return solely on the basis of the income actually received (such as rent, interest or dividends) minus the interest paid.
This gives you a clear picture of your actual return — and prevents you from paying tax on money you never earned.
Advice and optimisation
It is wise to have a tailor-made calculation made each year. The outcome can vary greatly, especially for larger assets. Your tax advisor or accountant can help you with this.
For investors who also have a private limited company, there appear to be interesting opportunities arising from channelling rental income through the private limited company (assignment). This can lead to considerable tax optimisation, but more on that later.
