Buying a home in the Netherlands can be an exciting step, especially if you are an expat building a future here. However, many international buyers are surprised by the additional costs involved in purchasing a property. Unlike some countries where many expenses can be added to the mortgage, Dutch rules are quite strict.
To help you avoid unexpected expenses, we have listed the most important costs you should consider when buying a home in the Netherlands.
Your mortgage usually covers only the property value
In the Netherlands, you can borrow up to 100% of the current market value of the property. This means that the additional costs involved in buying a home cannot be added to your mortgage.
You will need to pay these costs from your own savings. For most buyers, this means having approximately 4% to 6% of the purchase price available in addition to the down payment required for any difference between the purchase price and the appraised value.
Transfer tax
When buying a home in the Netherlands, you pay transfer tax (overdrachtsbelasting). For owner-occupied homes, this tax is 2% of the purchase price.
There is an exemption for first-time buyers between the ages of 18 and 35. In 2026, they do not pay transfer tax when buying a home up to a value of €555,000, provided they meet certain conditions.
One important condition is that you must live in the property yourself. The home cannot be bought as an investment property or rented out. At the notary, you will need to declare that you intend to use the property as your main residence.
Mortgage advice costs
A mortgage in the Netherlands involves more than simply applying for a loan. A mortgage advisor helps you understand your options, compare lenders, prepare your application and guide you through the entire process.
The costs vary between advisors. At Kamp & Vulhop, our mortgage advice is offered on a no cure, no pay basis with a fixed fee of €2,950.
This means you only pay when your mortgage application is successful and completed.
Property valuation costs
Before a bank approves your mortgage, the property needs to be valued by a certified appraiser. The lender uses this valuation to determine the maximum amount they are willing to finance.
A physical valuation usually costs around €750, depending on the appraiser and the property.
If you plan to renovate the home and need to know the expected value after improvements, the valuation may cost approximately €100 to €200 more.
In some situations, a desktop valuation (desktoptaxatie) may be sufficient. This is a digital valuation based on available property data and market information. The costs are €110, but it is not accepted for every property or every mortgage application.
Building inspection
A building inspection (bouwkundige keuring) is optional but can be a smart investment, especially when buying an older property.
An inspector checks the technical condition of the home and identifies possible issues such as roof problems, moisture damage, foundation concerns or necessary maintenance.
This can help you avoid unexpected repair costs after buying the property and may also give you stronger negotiating power before completing the purchase.
The average cost is around €300.
Notary costs
In the Netherlands, the notary plays an important role in the purchase process. The notary prepares and signs the ownership deed and mortgage deed and ensures that the legal transfer of the property is completed correctly.
Notary costs usually include:
The ownership deed (transfer of the property)
The mortgage deed
Administrative and registration costs
Legal checks and preparation of documents
The total costs are usually around €2,000, depending on the notary and the complexity of the transaction.
If you do not speak Dutch, a certified interpreter is required during the signing process. This usually costs around €300.
National Mortgage Guarantee (NHG)
The National Mortgage Guarantee, known in Dutch as Nationale Hypotheek Garantie (NHG), is a unique Dutch system that provides additional security for both homeowners and lenders.
NHG helps ensure that your mortgage is affordable and responsible from the start. If you experience serious financial difficulties due to circumstances beyond your control, such as unemployment, divorce or disability, NHG may provide support and reduce the risk of remaining with unaffordable debt.
If you choose a mortgage with NHG, you pay a one-time fee of 0.4% of the mortgage amount.
Whether NHG is available depends on the purchase price of the property and your personal situation.
When do you pay these costs?
Most costs are paid shortly before the transfer of the property.
The final transfer takes place at the notary. Before this appointment, you will receive a financial statement from the notary showing all amounts that need to be paid.
You transfer the required amount to the notary’s account. The notary then takes care of the payments to all parties involved, including the seller, the tax authorities and the mortgage lender.
This means you do not have to arrange separate payments yourself.
Which costs are tax deductible?
Some costs related to arranging your mortgage are tax deductible in the Netherlands. This means you may be able to deduct them from your taxable income, reducing your overall tax burden.
Costs that are generally deductible include:
Mortgage advice fees
Property valuation costs required for the mortgage
The mortgage-related part of the notary costs
NHG costs
Costs related to purchasing the property itself, such as transfer tax and the notary costs for the ownership deed, are not deductible.
Planning your budget before buying a home
Buying a property in the Netherlands can be complex, especially when you are unfamiliar with the Dutch mortgage system and the additional costs involved. We help expats understand their options, calculate their budget and guide them through every step of the process.
Contact us today for a personal consultation and discover how we can help you make your Dutch home ownership plans a reality.
