Costs of Buying a House in the Netherlands for Expats
How much does it cost to buy a house in the Netherlands?
For most buyers, the purchase price is only part of the total amount they need. You must also budget for transfer tax, mortgage advice, a valuation, notary fees and potentially a purchasing agent, structural survey, bank guarantee and NHG fee.
As a general indication, buyers of an existing owner-occupied home often spend approximately 4% to 6% of the purchase price on additional buying costs. Your actual costs can be considerably lower if you qualify for the transfer tax exemption or do not use a purchasing agent.
You will normally need to pay these costs from your own savings. A Dutch mortgage can generally cover up to 100% of the appraised market value, but not necessarily the additional purchase costs or the part of your offer that exceeds the appraised value.
At Expat Mortgage Platform, we calculate both your maximum mortgage and the personal funds you will need before you make an offer.
Request a free buyer cost calculation
Buying Costs in the Netherlands at a Glance
The most common costs when buying a house in the Netherlands are:
Transfer tax
Civil-law notary fees
Property valuation costs
Mortgage advice and arrangement fees
Purchasing agent fees
Structural survey costs
Bank guarantee costs
National Mortgage Guarantee fee
Translation or interpreter costs
Any difference between the purchase price and appraised market value
Some of these costs are mandatory. Others depend on the property, your mortgage and the support you choose.
Several mortgage-related costs may be tax-deductible, but costs connected directly to purchasing or transferring the property generally are not.
How Much Money Do You Need to Buy a House in the Netherlands?
The amount of personal funds you need depends on three separate figures:
The additional costs of buying the property
Any amount offered above the appraised market value
The financial buffer you want to keep after completion
Dutch lenders calculate the mortgage using the appraised market value of the property and your maximum borrowing capacity.
Suppose you agree to buy a property for €425,000, but the official valuation is €410,000. Even when your income supports the mortgage, the maximum regular mortgage based on the property value will generally be €410,000.
The €15,000 difference must usually be paid from your own funds. Your notary, valuation, mortgage advice and other purchase costs come on top of that amount.
This is why your maximum mortgage is not automatically the same as your maximum bidding budget.
Before viewing properties, use our expat mortgage calculator for an initial indication. We can then calculate your realistic purchase budget during a free consultation.
How Much Are the Total Costs of Buying a House?
For an existing owner-occupied property, a practical starting point is approximately 4% to 6% of the purchase price.
However, this percentage is not the same for every buyer.
Your total may be lower when:
You qualify for the starter transfer tax exemption
You purchase without a buying agent
You do not need a bank guarantee
The property does not require an extensive structural survey
You select a competitively priced notary
Your total may be higher when:
You use a purchasing agent
You bid above the appraised value
Your mortgage application is complex
Foreign documents need to be translated
An interpreter is required at the notary
The property requires specialist inspections
You purchase furniture, renovate or move immediately after completion
The safest approach is to calculate the costs individually instead of relying only on a percentage.
Example: Buying Costs for a €400,000 House
The following example shows the potential upfront costs for an existing owner-occupied property with a purchase price and appraised value of €400,000.
Buyer Paying 2% Transfer Tax
An illustrative cost breakdown could be:
Transfer tax: €8,000
Notary and land registry costs: approximately €1,500
Property valuation: approximately €700
Structural survey: approximately €500
Mortgage advice and arrangement through EMP: from €3,995
Bank guarantee: approximately €400
Illustrative total: approximately €15,095
This is approximately 3.8% of the purchase price before any purchasing agent, interpreter, translation, moving or renovation costs.
With a purchasing agent and additional services, the total can move closer to the commonly used 4% to 6% range.
Buyer Qualifying for the Starter Exemption
A qualifying buyer purchasing the same €400,000 property may not have to pay the €8,000 transfer tax.
Using the same assumptions, the illustrative total would then be approximately:
€7,095 before purchasing agent, interpreter, translation, moving or renovation costs.
These examples are indicative. Your actual costs depend on the property, the professionals selected and your mortgage situation.
Calculate my personal buying costs
Transfer Tax in the Netherlands
Transfer tax is usually the largest individual purchase cost when buying an existing home.
When you purchase a home that you will use as your main residence, the normal transfer tax rate is 2% of the property value.
For example:
Property value of €350,000: €7,000 transfer tax
Property value of €400,000: €8,000 transfer tax
Property value of €500,000: €10,000 transfer tax
Transfer tax cannot normally be included in a mortgage based solely on the property value and is not tax-deductible.
Transfer Tax Exemption for Buyers Under 35
In 2026, buyers may qualify for a one-time transfer tax exemption when:
They are at least 18 but younger than 35 at the time of the transfer
They will live in the property themselves for an extended period
They have not previously used the starter exemption
The property value does not exceed €555,000
The exemption is not based on nationality. Expats can qualify under the same conditions as Dutch buyers.
When two people buy together, the exemption is assessed separately for each buyer. One buyer may qualify while the other does not.
Read our complete explanation of the transfer tax exemption for buyers under 35.
Buying a New-Build Property
New-build properties are commonly sold vrij op naam, abbreviated as v.o.n.
In that situation, VAT is generally included in the purchase price and the buyer does not normally pay the same 2% transfer tax or transfer-deed costs that apply to an existing property sold kosten koper.
You may still need to pay for:
Mortgage advice and arrangement
The mortgage deed
A valuation when required
NHG, when applicable
Construction interest
Additional building options
Inspections and completion support
The cost structure for a new-build home is therefore different, but buying a new-build property is not completely free of additional costs.
Civil-Law Notary and Legal Fees
A Dutch civil-law notary is required to complete the legal transfer of a property.
For a financed purchase, the notary normally prepares two separate deeds:
Deed of Transfer
The deed of transfer changes the legal ownership of the property from the seller to the buyer.
Costs connected with this deed and its registration are purchase costs and are generally not tax-deductible.
Mortgage Deed
The mortgage deed establishes the lender’s mortgage right over the property.
The part of the notary invoice that relates to the mortgage deed and its land registry registration may generally be tax-deductible when the mortgage qualifies as owner-occupied home debt.
Combined notary and registration costs often fall somewhere around €1,000 to €2,000, although the exact amount varies by notary, property and complexity.
Ask the notary for an itemised invoice. This makes it easier to distinguish the deductible mortgage-deed costs from the non-deductible transfer-deed costs.
Property Valuation Costs
A lender will normally require an approved valuation report to establish the property’s market value.
The valuation is important because the lender uses it to determine:
How much of the property value can be financed
The loan-to-value ratio
Whether the property provides acceptable security
Whether the purchase qualifies for NHG
A valuation commonly costs several hundred euros. The exact fee depends on the property, the appraiser and whether a full physical valuation or another approved valuation method is required.
Valuation costs incurred to obtain the mortgage or NHG are generally tax-deductible.
Remember that the agreed purchase price and the appraised market value can be different. When the valuation is lower than your offer, you will normally need to fund the difference yourself.
Mortgage Advice and Arrangement Costs
Mortgage advice is more than calculating how much you can borrow.
For expats, the work may include:
Assessing income and employment documents
Checking residence status and lender requirements
Comparing suitable Dutch mortgage providers
Determining the appropriate mortgage structure
Calculating tax and affordability consequences
Preparing and submitting the mortgage application
Communicating with the lender, estate agent, appraiser and notary
Monitoring conditions and deadlines
Guiding the application through to final completion
Our mortgage advice and arrangement fee starts at €3,995.
Additional fees may apply in more complex situations, such as:
Self-employment
Foreign or multiple sources of income
International assets or liabilities
Divorce or refinancing
Complex insurance requirements
Existing financial arrangements
Additional fiscal analysis
Any applicable additional fee is communicated before you proceed.
The initial consultation is free and without obligation. Mortgage advice and arrangement costs connected with obtaining a qualifying owner-occupied mortgage are generally tax-deductible.
Book a free mortgage consultation
Purchasing Agent Fees
Using a purchasing agent, known in Dutch as an aankoopmakelaar, is optional.
A purchasing agent can assist with:
Finding suitable properties
Assessing the asking price
Reviewing comparable sales
Preparing a bidding strategy
Negotiating with the seller
Reviewing property documentation
Coordinating inspections and contractual conditions
Fees may be based on a fixed amount, a percentage of the purchase price or a combination of both.
Because services and fees vary considerably, request a written explanation of what is included before appointing an agent.
Purchasing agent fees are generally not tax-deductible.
A buying agent can be valuable in a competitive market, but the fee must still be included in your total purchase budget.
Structural Survey or Building Inspection
A structural survey, also called a building inspection, can identify:
Structural defects
Roof or foundation problems
Moisture damage
Outdated installations
Immediate repair requirements
Expected maintenance costs
A survey is not mandatory for every property, but it can be particularly important when buying an older home or when the condition of the property is unclear.
A standard purchase-related structural survey is generally not tax-deductible. An inspection specifically required for obtaining a mortgage or NHG may be treated differently.
Do not assume that a negative survey automatically allows you to cancel the purchase agreement. Your rights depend on the conditions included in your offer and purchase contract.
Learn more about the complete process in our guide to buying a house in the Netherlands as an expat.
Bank Guarantee or 10% Deposit
A Dutch purchase agreement commonly requires the buyer to provide security equal to 10% of the purchase price.
This can usually be provided in two ways:
Paying the deposit from your own funds
Arranging a bank guarantee
The 10% deposit itself is not an additional purchase cost when the transaction completes normally. It acts as security and is eventually included in the financial settlement.
A bank guarantee allows you to provide that security without transferring the full deposit from your savings. The provider generally charges a fee, often around 1% of the guaranteed amount.
For a €400,000 property:
Required security: €40,000
Illustrative bank guarantee fee at 1%: €400
The bank guarantee fee is generally not tax-deductible.
Read our detailed explanation of the 10% deposit and bank guarantee in the Netherlands.
National Mortgage Guarantee Costs
The National Mortgage Guarantee, known as NHG, is available for qualifying mortgages below the applicable limit.
In 2026:
The standard NHG limit is €470,000
The one-time NHG fee is 0.4% of the mortgage amount
The NHG fee is generally tax-deductible
A mortgage with NHG can sometimes provide a lower interest rate and offers additional protection under specific circumstances.
For example, the NHG fee on a mortgage of €400,000 would be:
€400,000 × 0.4% = €1,600
Whether NHG produces a financial benefit depends on the available interest discount, mortgage amount and expected ownership period.
Read more in our NHG mortgage guide for expats.
Interpreter and Translation Costs for Expats
Some expat buyers need additional services that Dutch-speaking buyers may not require.
These can include:
Translation of foreign income documents
Certified translations
Translation of legal documents
A sworn interpreter during the notary appointment
Additional verification of foreign assets, debts or employment
A Dutch notary must be satisfied that every person signing the deeds understands their contents. When you do not understand Dutch sufficiently, the notary may require an interpreter.
Ask about this early. Arranging an interpreter at the last moment can create unnecessary costs and delays.
These costs are not automatically tax-deductible. Deductibility depends on the purpose of the service and your individual tax position.
Which Buying Costs Are Tax-Deductible?
Costs directly connected with obtaining a qualifying mortgage for your main residence may generally be deductible in the Dutch income tax return for the year in which you paid them.
Potentially deductible costs include:
Mortgage advice and arrangement costs
Valuation costs required for the mortgage or NHG
Notary fees for the mortgage deed
Land registry fees for registering the mortgage deed
The NHG fee
Certain other financing-related costs
The following costs are generally not tax-deductible:
Transfer tax
Notary fees for the deed of transfer
Purchasing agent fees
A standard structural survey for purchasing the property
Bank guarantee fees
Moving costs
Furniture
Renovation expenses themselves
Costs related exclusively to the purchase rather than the mortgage
Tax deductibility does not mean that you receive the entire amount back.
The deductible costs reduce your taxable income. The actual benefit depends on your income, tax position and whether the mortgage meets the Dutch conditions for owner-occupied home debt. In 2026, the maximum deduction rate for qualifying own-home interest and costs is 37.56%.
For a more detailed explanation, read our guide to mortgage interest deduction in the Netherlands.
Are Buying Costs Higher for Expats?
The statutory buying costs are not automatically higher because you are an expat.
Transfer tax, notary requirements and the standard mortgage rules generally apply to both Dutch and international buyers.
However, an expat purchase can involve additional work or costs when you have:
Foreign income
A foreign employer
Income in another currency
A temporary residence permit
International debts or assets
Foreign company ownership
Documents requiring translation
A non-Dutch-speaking partner
A more limited selection of suitable lenders
The important question is therefore not simply whether you are an expat, but how lenders assess your specific income, residence and financial situation.
Existing Home Versus New-Build Buying Costs
The terms kosten koper, abbreviated as k.k., and vrij op naam, abbreviated as v.o.n., affect which costs you pay.
Existing Home Sold Kosten Koper
With an existing home sold kosten koper, the buyer generally pays:
Transfer tax
Transfer-deed notary costs
Mortgage-deed notary costs
Valuation costs
Mortgage advice and arrangement costs
Optional purchasing and inspection costs
New-Build Home Sold Vrij op Naam
With a new-build home sold vrij op naam, the developer generally pays certain transfer-related costs and VAT is included in the purchase price.
The buyer may still pay:
Mortgage advice and arrangement
Mortgage-deed costs
NHG
Construction interest
Additional building options
Inspections
Temporary housing or double housing costs
Always request a project-specific cost overview before signing a new-build purchase and construction agreement.
Costs After Buying the Property
The costs on this page are primarily one-time purchase and mortgage costs.
After receiving the keys, homeowners must also budget for recurring expenses such as:
Mortgage payments
VvE contributions
Municipal taxes
Buildings and contents insurance
Maintenance
Utilities
Ground lease where applicable
These recurring expenses have a separate search intent from the closing costs covered here.
Read our full guide to hidden homeownership costs in the Netherlands.
How to Reduce Your Upfront Buying Costs
Not every buying cost can be avoided, but careful preparation can prevent unnecessary expenses.
Check the Transfer Tax Exemption Before Bidding
Confirm whether you qualify before calculating your available budget. Do not assume that being a first-time buyer is enough.
Know Your Likely Appraised Value
A high offer can require considerably more personal funds when the official valuation is lower than the purchase price.
Compare Notary Quotes
Notary prices vary. Compare the total package and check whether land registry fees, administrative charges and interpreter arrangements are included.
Decide Whether You Need a Purchasing Agent
A purchasing agent can provide valuable support, but the service is optional. Compare the expected benefit with the fee.
Request Itemised Invoices
Separate mortgage-related costs from purchase-related costs. This makes your tax return easier and reduces the risk of missing deductible expenses.
Calculate Whether NHG Is Worthwhile
Compare the one-time NHG fee with the available interest discount and the additional protection.
Keep a Financial Buffer
Do not spend every euro of your savings on the transaction. Moving, furnishing, repairs and unexpected maintenance can begin immediately after completion.
How Expat Mortgage Platform Helps
Knowing the percentage of buying costs is useful, but it is not enough to make a safe offer.
We help you determine:
Your maximum mortgage
Your realistic maximum purchase price
How much personal money you need
Whether the starter exemption applies
Whether NHG is available and worthwhile
Which costs may be tax-deductible
Which lenders accept your income and residence situation
How much you can bid without creating a funding gap
We also coordinate the mortgage process with your estate agent, appraiser, lender and notary.
Your first consultation is free and without obligation. Before you proceed, you receive clarity about our services, expected costs and the next steps.
Request a free personal cost breakdown
Frequently Asked Questions About Buying Costs in the Netherlands
How much does it cost to buy a house in the Netherlands?
Buyers of an existing owner-occupied home often budget approximately 4% to 6% of the purchase price for additional costs. Your total can be lower if you qualify for the transfer tax exemption and higher if you use a purchasing agent or bid above the appraised value.
How much savings do I need to buy a house in the Netherlands?
You need enough savings to cover the one-time buying costs, any difference between your offer and the appraised value and a suitable financial buffer. The exact amount depends on the property and your situation.
Can I include the buying costs in my Dutch mortgage?
A standard mortgage can generally finance up to 100% of the appraised property value. Buying costs and any amount offered above the appraised value therefore usually require personal funds.
Do expats pay more when buying a house?
The standard taxes and legal requirements are generally the same for expats and Dutch buyers. Expats may face additional translation, interpreter or advisory costs when their income or documentation is international.
Do expats pay transfer tax in the Netherlands?
Yes. The same transfer tax rules generally apply to expats and Dutch buyers. Owner-occupiers normally pay 2%, unless they qualify for the one-time exemption for buyers under 35.
Is the 10% deposit an additional cost?
No. The deposit is security under the purchase agreement and is included in the eventual financial settlement when the purchase completes. A bank guarantee does create a separate fee.
Are notary fees tax-deductible?
The mortgage-deed portion of the notary invoice may generally be deductible. The deed-of-transfer portion connected with acquiring the property is generally not deductible.
Are valuation costs tax-deductible?
Valuation costs required to obtain the mortgage or NHG are generally deductible. A valuation obtained solely for another purpose may be treated differently.
Is a purchasing agent mandatory?
No. A purchasing agent is optional. The buyer can purchase a property without one, although professional support may be valuable in competitive or unfamiliar markets.
Do I pay transfer tax on a new-build property?
A new-build home sold vrij op naam generally has VAT included in the price and does not normally involve the same 2% transfer tax paid on an existing owner-occupied home. Other mortgage and construction-related costs still apply.
What happens if I offer more than the appraised value?
The portion above the appraised market value normally cannot be financed within a standard 100% loan-to-value mortgage. You will generally need to pay that difference from your own savings.
Calculate Your Buying Costs Before Making an Offer
A successful home purchase starts with two numbers:
How much you can borrow
How much personal money you need
Expat Mortgage Platform provides independent mortgage advice in clear English and guides international buyers from the first calculation until the property transfer at the notary.
Start with a free consultation and receive a personal overview of your mortgage, buying costs and required savings.
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