The true cost of buying a house in the Netherlands
By Tim Treurniet
When budgeting to buy a property in the Netherlands, you need to keep some money back to pay for the various taxes, fees and services that are part of the process. Here, mortgage advisers De Hypotheker list the main expenses that you need to take into account.
Are you planning on buying a house in the Netherlands? Keep in mind that there are several extra costs besides the purchase price of the house itself. As a buyer, you’ll need to pay various taxes and fees, including costs related to arranging your mortgage. Here are the terms you need to know and the main costs that you need to plan for.
Buyer’s costs (kosten koper)
The overarching term for any costs you need to make while buying a house is kosten koper or k.k., roughly translated to buyer’s costs. On Dutch property websites, such as Funda, you’ll often see k.k. listed after the asking price.
In this case, k.k. refers to the costs the buyer must pay to become the legal owner of the property. Officially, kosten koper only includes transfer tax and legal fees for drawing up the mortgage deed. In practice, however, this term refers more broadly to all additional costs related to buying a house.
Mortgage advice fees
If you need a mortgage to buy your home, you’ll likely use the services of a mortgage advisor. Your advisor will determine how much you can borrow and which mortgage type and conditions best fit your personal situation. A good advisor is invaluable, but fees vary widely depending on circumstances.
As a general guideline, expect to pay around €3.000 to €4.000 for mortgage advice and mediation. The price also includes the advisor arranging the mortgage for you.
Valuation (appraisal) costs
Mortgage lenders need to know the market value of your new home. This value isn’t simply based on what you bid but is determined by an independent appraiser. As the buyer, you are responsible for paying for this appraisal. This usually costs between €500 and €1.000, depending on how long the valuation takes.
National Mortgage Guarantee (NHG)
For some homes, you can take out a mortgage with National Mortgage Guarantee, also known as Nationale Hypotheek Garantie (NHG) in Dutch. NHG protects both you and the lender: if you’re forced to sell your home at a loss, your remaining debt can be written off under certain conditions. Because this reduces the lender’s risk, you benefit from a lower interest rate on your mortgage. To qualify, the value of your home must be below the NHG limit, and you must pay a one-time fee of 0.4% of your total mortgage.
Legal fees
In the Netherlands, transfer of ownership must be handled by a notary, for which you pay legal fees. The notary creates a deed of transfer, ensuring that the property is legally registered in your name.
Additionally, they record agreements made between you and the lender in a mortgage deed. On the day your mortgage gets transferred, you’ll visit the notary to sign both deeds. Fees vary per firm, but you can expect to pay between €1.000 and €1.500 for both deeds.
Transfer tax
When you become the legal owner of a property, you’ll also need to pay transfer tax. If you’re buying the house as your main residence, the tax rate is 2% of the purchase price. For example, if you buy a house for €500.000, you have to pay an additional €10.000 in transfer tax. For non-primary residences (such as investments or holiday homes), the rate is 0,4%.
If you are a first-time buyer between the ages of 18 and 35, you qualify for a transfer tax exemption. To qualify, the property can cost no more than €510.000 (in 2025), and you can’t have used this exemption before.
Optional costs: Buyer’s realtor
In competitive housing markets, many buyers choose to work with a buyer’s realtor (aankoopmakelaar). They often hear about properties before they appear online, can arrange viewings, and assist in the bidding process. A buyer’s realtor can be very helpful, but they come at a cost. Typically, a buyer’s realtor charges a fixed fee of around €4.000, or a percentage of the purchase price.
Tax deductions
As you can see, buying a house in the Netherlands involves several extra costs beyond the asking price. Fortunately, some of these expenses are tax-deductible, meaning you can claim some of them back on your annual income tax return.
The exact refund depends on your personal situation, but on average, you can expect to get around 30% of the deductible costs back. Expats also qualify if they are considered tax residents in the Netherlands.
Deductible costs include:
- Mortgage advice and mediation fees
- Valuation costs
- Notary and registration fees for the mortgage deed (but not the transfer deed)
- NHG (National Mortgage Guarantee) fee
Financing extra costs with a mortgage
Since 2018, it has no longer been possible to finance additional purchase costs through your mortgage in the Netherlands. Your maximum mortgage can never exceed 100% of the appraised value or purchase price. This means all additional costs must be paid from your own savings. There is one exception. You can borrow up to 106% of the purchase price to finance sustainability measures.
Buying a home in the Netherlands can be challenging. Due to the current housing shortage, many properties attract multiple prospective buyers, often driving offers above the asking price. That’s why it’s important to have a clear picture of your financial capabilities. Visit one of De Hypotheker’s branches to discuss your options with one of their advisors.
I am Tim, a content marketer for De Hypotheker, the largest independent mortgage advisor in the Netherlands. With 186 branches, we are always nearby. Since our founding in 1985, we have helped more than 1,000,000 people with the most important purchase of their lives: their home.Read more