Rebuild value
- Not the same as the WOZ value or the sale price
- Established with a value calculator or address scan
- With a listed building or thatch, often a valuation
- Filling it in correctly gives a guarantee against underinsurance
Rebuild value · construction type · excess
What does buildings insurance (opstalverzekering) cost?
Buildings insurance has no fixed price. The premium is calculated per home and almost always follows from the rebuild value. Below you can read which factors determine that amount.
- several insurers compared objectively
- 9.5 customer rating for a new policy
- AFM licence 12016589
- Personal 072 - 509 24 56, weekdays 9–17
Deze pagina in het Nederlands: Wat kost een opstalverzekering?.
The calculator and the quote form below are in Dutch. Prefer to do this in English? Email info@finassverzekert.nl or call 072 - 509 24 56 and we will take it from there.
Work out your own premium with the calculator.
Enter your details; you will receive a proposal within one working day.
- We compare the offerings of several insurers
- An adviser checks whether the cover suits your situation
- We arrange the switch, including cancellation
A premium indication, not personal advice. Prefer to talk it through? Call 072 - 509 24 56.
In brief
There is no figure that is right for everyone. The premium for buildings insurance is calculated per home and almost always comes from a single number: the rebuild value. The insurer applies a rate per thousand to it and adjusts that for the construction type, roof covering, year of construction, postcode area, the form of cover chosen and the excess. Two houses in the same street can therefore have clearly different premiums.
That is why we do not quote an amount on this page. Insurers weigh the same details differently, and a figure quoted without your address, construction type and sum insured is a shot in the dark. What is certain: on every non-life insurance premium you pay 21% insurance premium tax. It is built into the amount on your policy schedule and is not a cost of the insurer.
When comparing, look beyond the premium. A lower premium often results from a higher excess, a narrower form of cover or the absence of a guarantee against underinsurance. Without that guarantee you bear the risk of a sum insured that is too low yourself, and in a large claim that weighs more heavily than the difference in premium. So also look at how the premium is made up.
What exactly are you paying for?
The premium is connected with three choices: the sum insured, the form of cover and the excess.
Extended or comprehensive
Comprehensive cover also includes unnamed causes and therefore costs more premium.
- Extended: fire, storm, water, burglary
- Comprehensive: your own accidents while working on the house too
- The exclusions remain the same in both forms
- Glass and solar panels sometimes separately
Excess
A higher excess lowers the premium, but increases your costs when you claim.
- Often an amount you can choose voluntarily
- Sometimes a separate amount for storm
- Weigh it against your reserves
- You then stop reporting small claims
What is covered
| Situation | Extended | Comprehensive |
|---|---|---|
| Fire, storm and water damage to the home | Yes | Yes |
| Burglary damage to doors and frames | Yes | Yes |
| Your own mishap while doing DIY | No | Yes |
| Breakage of glass in windows and doors | Provided that | Provided that |
| Damage during renovation or a long period of vacancy | Provided that | Provided that |
| Subsidence, pile rot and deferred maintenance | No | No |
What is actually covered, including exclusions, limits and the excess, is set out in the policy conditions and the insurance card (verzekeringskaart) that you receive before you take out cover.
Why a quoted amount tells you little
Four points that determine what you really pay and what you get for it.
The premium follows from the details you give
Every premium calculation starts with the sum insured. You establish it with the insurer's rebuild value calculator or address scan, or with a valuation report. If you enter too low a value, you see a low premium that turns out to be inadequate when you claim. An indication you calculate online is therefore exactly as reliable as the details you enter.
Cheap becomes expensive with underinsurance
If the sum insured stands still while building costs rise and you carry out building work, underinsurance arises: the insurer pays proportionately less than your loss. With guarantee against underinsurance that does not arise. With unusual properties, a valuation under Article 7:960 of the Dutch Civil Code the value for a fixed period; within that term the insurer cannot rely on underinsurance.
What is never in the premium
Some risks are excluded by every insurer and therefore also keep the premium down. Not covered are, among other things, subsidence, foundation damage and pile rot, damage caused by deferred maintenance, wear, design and material faults, and damage caused by vermin, mould and slowly penetrating damp. Flooding caused by the failure of a primary flood defence also falls outside ordinary buildings cover, and damage caused deliberately or recklessly is excluded under Article 7:952 of the Dutch Civil Code.
Reporting changes keeps the premium valid
An extension, solar panels, room letting, a business at home or a long vacancy changes the risk. When you take out the policy, the duty of disclosure under Article 7:928 of the Dutch Civil Codeapplies; breaching it can reduce or void the payout (Article 7:930 of the Dutch Civil Code). If a loss occurs, report it as soon as reasonably possible, as Article 7:941 of the Dutch Civil Code requires. Reporting costs a phone call and sometimes a little premium; not reporting costs you the claim.
What does your premium depend on?
- Rebuild value — the main basis for calculation
- Construction type and roof covering — brick, timber or thatch
- Year of construction and state of maintenance — older premises, higher risk
- Postcode area — burglary, storm and water risk
- Type of cover — extended or comprehensive
- Excess and extensions — glass, solar panels, outbuildings
Insurers weigh these details differently. That is why comparing pays off.
How we arrange it
- You request a quoteWe take stock of your situation, risk and wishes.
- We compareseveral insurers, on premium as well as conditions.
- You receive a proposalWith an explanation of the differences and the exclusions.
- We arrange the switchIncluding cancellation, so there is no gap in cover.
9.5New policy
9.8Claims handling
Customers rate our service on four aspects: personal service, service delivery, availability and the outcome. The reviews are collected and published by NH1816 and come from customers who have actually taken out a policy with Finass Advies B.V. or reported a claim.
Frequently asked questions
The questions we are asked most often about this.
Why is there no price on this page?
Because the premium is calculated per home. The insurer works with your rebuild value and adjusts it for the construction type, roof covering, year of construction, postcode, form of cover and excess. Quoting an amount without those details would mislead you. A calculation for your address takes a few minutes and does give a usable answer.
Does the insurer use the WOZ value?
No. Buildings insurance works with the rebuild value: what it costs to build a similar property again to current building standards, excluding the land. With an old or unusual property that value is often higher than the WOZ value or the sale price. Some insurers use the WOZ value only as a supporting figure in an address scan.
Do I pay more for a thatched roof or a listed building?
Usually yes. Thatch increases the fire risk and a listed building is more expensive and slower to rebuild because of material and permit requirements. For these properties, insurers often set additional requirements for the chimney, lightning protection or fire detection, and work with a valuation report instead of a valuation tool. Not every insurer accepts this type of home.
Why has my premium risen in recent years?
The main cause lies in the sum insured: building costs and wages have risen, and insurers index the rebuild value accordingly each year. A higher sum insured automatically means a higher premium. The claims burden from storm, hail and water and increased repair costs also count in insurers' rates.
How can I lower the premium without stripping the cover?
Choose deliberately an excess you can bear yourself, pay annually rather than monthly, and bring your policies together in one package. Also check that you do not have duplicate cover, for example glass appearing on both the buildings and the contents policy. Skimping on the sum insured is not a saving but deferred risk.
Is insurance premium tax already included in the premium?
Yes. Non-life insurance is subject to 21% insurance premium tax. Insurers usually show the amount including that tax and including policy charges, but not every comparison site does. When comparing quotes, make sure you are comparing like with like and check whether the premium quoted already includes the tax.
Read more
Within Opstalverzekering
- Opstalverzekeringthe main page
- What does buildings insurance (opstalverzekering) cost per month?
- Wat zijn de kosten van een opstalverzekering
- Wat beinvloedt de kosten van een eigendomsverzekering ontdek het hier
- Wat is de goedkoopste opstalverzekering
- Opstalverzekering kosten
- Vereniging eigen huis opstalverzekering
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Prefer a calculation for your address?
Request a quote without obligation; we check the rebuild value and compare premiums and conditions.
Prefer to call? 072 - 509 24 56, weekdays 09:00–17:00.
Claim on the road? Emergency line 06 - 55 20 40 72.
About our service
Finass Verzekert is a trading name of Finass Advies B.V. We advise on and arrange non-life insurance on the basis of an objective analysis of several insurers, and receive commission for this from the insurer, which is included in the premium. You pay no separate advice fee. Before you take out cover, we establish your wishes and needs.
You will find our licence, KvK and Kifid details and our complaints procedure at the foot of every page.
This page was written and checked by an adviser at Finass Verzekert. Last updated on .
The information on this page is general in nature and is not personal advice.
