Costs of buying a house in the Netherlands

Buying a home in the Netherlands involves more than just the purchase price. There are several additional costs to consider, from taxes to notary and mortgage-related expenses. We explain everything clearly, so you know what to expect and how much you need to budget.

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Total purchase costs

What are the costs of buying a house in the Netherlands?

When buying a home in the Netherlands, you will usually pay additional costs on top of the purchase price. These are known as buyer’s costs (kosten koper). Typical costs include:

In most cases, these costs amount to approximately 4 to 6 percent of the purchase price, depending on your situation and any applicable tax exemptions. Because mortgages are generally limited to 100 percent of the property’s market value (based on a valuation), these costs are usually paid from your own savings.

Additional costs may apply, such as a buying agent, a bank guarantee or NHG. Some mortgage-related costs may be tax-deductible if the property is your primary residence.

Transfer tax

Transfer tax when buying a property in the Netherlands

Transfer tax (overdrachtsbelasting) is a tax paid when purchasing an existing residential property in the Netherlands. For buyers who will live in the property themselves, the standard rate is 2 percent of the property’s market value, which is usually equal to the purchase price. Some buyers may qualify for a transfer tax exemption if they meet certain conditions:

  • The buyer is between 18 and 35 years old.
  • The property’s market value does not exceed €555,000 in 2026.
  • The property will be used as the buyer’s primary residence.
  • The buyer has not previously used this exemption.

The exemption is assessed per buyer. This means that if two buyers purchase a property together, one may qualify for the exemption while the other does not.

Newly built homes are typically sold “vrij op naam” (v.o.n.), meaning transfer tax does not apply and VAT (BTW) is included in the purchase price. Tax rules and thresholds can change, so it is advisable to check the current conditions at the time of purchase.

Legal costs for transfer and mortgage

Notary fees when buying a home

A Dutch civil-law notary (notaris) is responsible for preparing and executing the legal documents required for a property transaction. The involvement of a notary is legally required when transferring ownership of real estate in the Netherlands. The notary prepares:

  • The deed of transfer, which legally transfers ownership of the property.
  • The mortgage deed, if you finance the purchase with a mortgage.

The notary also registers these documents with the Dutch Land Registry (Kadaster). Only after this registration are you officially recognised as the owner of the property.

Notary fees vary depending on the notary and the complexity of the transaction. Because these fees are not fixed, it is common practice to request quotes from different notary offices. In most cases, these costs are paid by the buyer as part of the buyer’s costs (kosten koper).

Costs of arranging a mortgage

Mortgage advice and financing costs

Most buyers in the Netherlands work with a mortgage advisor to navigate lenders, regulations and the application process. Since 2013, mortgage advisors have not been allowed to receive commission from lenders for mortgage advice and arrangement services. Instead, you pay the advisor directly for these services. Mortgage advice services may include:

  • Assessing your financial situation.
  • Comparing lenders and mortgage options.
  • Managing the mortgage application.
  • Guiding you through the approval process.

These costs are one-time tax-deductible in Box 1 if the mortgage is used for your primary residence. Because you can generally borrow up to 100% of the property value, these costs are usually paid from your own savings.

Why a valuation is required

Property valuation costs

When applying for a mortgage, lenders usually require an independent valuation report. This confirms the market value of the property and determines the maximum mortgage amount. In the Netherlands, you can generally borrow up to 100% of this value. If your purchase price exceeds the appraised value, you must cover the difference with your own savings.

The valuation is typically arranged after signing the purchase agreement and must be carried out by an independent appraiser, often validated by the NWWI. Costs vary depending on the property and are usually tax-deductible if the home will be your primary residence. For newly built homes, a valuation is usually not required.

Technical inspection of the property

Building inspection costs

Some buyers choose to arrange a building inspection (bouwkundige keuring) before completing the purchase. This provides an independent assessment of the property’s condition and helps identify potential risks. An inspection may reveal:

  • Structural issues
  • Maintenance requirements
  • Potential renovation costs

In the Netherlands, buyers have a legal duty to investigate (onderzoeksplicht). A building inspection helps fulfil this obligation and is often included as a condition in the purchase agreement. Costs depend on the size and type of the property. Although not mandatory, it can help you make a more informed decision and avoid unexpected costs.

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Expert guidance

Mortgage advice for expats buying a home

Buying a home in the Netherlands involves several costs beyond the purchase price. Understanding how these costs fit together helps you plan your budget more effectively.

FVB de Boer is an independent mortgage advisor specialising in expat mortgages. We help you understand the total cost of buying a home and how these expenses relate to your mortgage and financial situation.

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Frequently asked questions about

Costs of buying a house in the Netherlands

How much savings do I need to buy a house in the Netherlands?

Most buyers need savings to cover additional purchase costs such as transfer tax, notary fees and mortgage advice. These costs typically amount to around 4% to 6% of the purchase price, because Dutch mortgages generally finance up to 100% of the property’s market value but not the extra costs of buying.

What does “kosten koper” mean?

“Kosten koper” refers to the additional costs the buyer must pay when purchasing a property in the Netherlands. These typically include transfer tax, notary fees for the transfer deed and other purchase-related costs such as valuation or mortgage advice fees.

Are mortgage costs tax deductible in the Netherlands?

Yes, some costs related to arranging a mortgage for your primary residence may be tax deductible. These can include mortgage advice fees, notary costs for the mortgage deed and property valuation costs, provided the mortgage qualifies for mortgage interest tax relief under Dutch tax rules.

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