Dutch house prices have a way of dominating dinner conversation, and with reason. The average transaction price for an existing home reached about €503,500 in August 2026 (CBS), and the price index was up 3.3% on the year. If you are thinking of buying property in the Netherlands, the process is orderly and well protected, and the costs deserve a careful budget.
What does the buying process look like?
The usual sequence is short.
- Make an offer. Negotiation can be quick in a tight market.
- Sign the purchase contract (koopovereenkomst).
- Use your cooling-off period. After you receive the signed contract you have three days (bedenktijd) to withdraw without giving a reason or paying a cost. At least two working days must fall inside that window.
- Go to the notary (notaris) for the deed of transfer. The notary also collects the transfer tax on your behalf.
- Tell the notary it is your main residence, so that the correct transfer-tax rate or exemption applies.
A valuer (taxateur) sets the value of the home for the mortgage. Estate agents and mortgage advisers charge fees, so compare them before you sign up with anyone.
How much is the transfer tax?
The overdrachtsbelasting depends on what you will do with the home. In 2026:
| Situation | Rate |
|---|---|
| Your own home, main residence | 2% |
| Buyer aged 18 to 34, own home, all conditions met | 0% |
| Home not used as main residence (second home, rental, investment) | 8% |
| Business property (shops, offices, garages) | 10.4% |
For the starter exemption, you must be at least 18 and under 35 on the date of the deed, the home must not be worth more than €555,000 in 2026, you must live in it yourself and you can use the exemption only once in your life. You confirm in writing that you have not used it before. If you buy together with someone aged 35 or over, the exemption applies to your share only, and the older buyer pays 2% on theirs.
Keep in mind that the government has proposed lowering the 8% rate to 7% on 1 January 2027 (Rijksoverheid). Parliament still has to approve the plan, so use the current figure.
If you are buying with a partner of a different age, moving from another country with a home to sell, or thinking about letting the property, Moovy can explain which transfer-tax row applies and what your notary will ask you to declare. It cannot replace the notary or a mortgage adviser.
How does a Dutch mortgage work?
You can borrow up to 100% of the home's value, never more than it is worth. How much you can actually borrow depends on income norms that Parliament sets each year, on the fixed-rate period and the interest rate you choose. All your other obligations count, such as a lease, a personal loan or a student debt, and you are legally required to report them. Homes with energy-saving upgrades may qualify for a higher amount.
The costs of buying are generally not part of the loan. You should plan to pay the notary, the transfer tax (on an existing home), the valuation and mortgage advice from your own savings. The government publishes an overview of these costs.
You can also consider the NHG (Nationale Hypotheek Garantie), a public guarantee that protects you if you cannot pay or are left with a residual debt after a forced sale. Check its current conditions and limit with a mortgage adviser, as they change.
What are the extra items in the budget?
Beyond the purchase, a Dutch owner pays property tax (OZB) to the municipality and water-board charges, which vary by municipality, plus building insurance and maintenance. How an owner-occupied home is taxed for income tax purposes is something to confirm with the tax administration or a tax adviser.
Can you buy as a newcomer?
Yes. For EU, EEA and Swiss citizens, the pages consulted mention no extra authorisation, and the same rules and rates apply as for Dutch buyers. Lenders do apply their own conditions to new arrivals, such as a recent contract or income earned abroad, and the official pages do not detail them. Talk to a mortgage adviser early, and open a Dutch account first; see bank account in the Netherlands.
British buyers are in the same position as other residents once their stay is lawful; see moving to the Netherlands from the UK.
Which costs come on top when buying property in the Netherlands?
The price on the advert is not the whole bill. The government's overview of buying costs lists, among others, the notary, the transfer tax, the valuation report and mortgage advice. For an existing home these are the buyer's costs, called kosten koper, and they are generally not covered by the mortgage: you pay them from your own savings. When you plan your budget, work out what you can fund from savings before you decide how high to bid.
Do not forget the years after the purchase. You pay property tax and water-board charges, which vary by municipality. You will also want building insurance and a maintenance budget. And an owner-occupied home also has consequences for your first Dutch tax return, so ask the tax administration or a tax adviser how it applies to you.
How should a newcomer approach buying property in the Netherlands?
Think in this order. First, register with your municipality and get your BSN, because your lender, your notary and the tax office will all ask for it; see BSN number in the Netherlands. Second, open a bank account and ask a mortgage adviser what a lender will accept from a new arrival: a recent contract or income earned abroad can matter. Third, decide if you are buying a home to live in, which gets the 2% rate or the starter exemption, or something else, which is taxed at 8% or more.
Fourth, use the time between the offer and the signature to read the contract and check the home. The three days after you receive the signed contract are your protection, not a formality. If something does not feel right, you can withdraw at no cost within that time.
Renting first in the city you are considering is a perfectly reasonable plan. It lets you see the commute, the neighbourhood and the schools before committing a large sum.
What is different about buying property in the Netherlands compared with your home country?
Two things surprise newcomers. The first is the cooling-off period: three days after you receive the signed contract to withdraw without reason. The second is that the notary is a neutral civil-law official who executes the deed of transfer and collects the transfer tax, rather than a lawyer who acts for you. If you need advice on your side of the deal, ask a mortgage adviser or a lawyer separately.
What are the classic mistakes?
- Forgetting that costs come on top of the price. The loan does not usually cover them.
- Leaving out a debt from the application. Reporting every obligation is a legal requirement.
- Losing the starter exemption. Letting the home or not living in it can cost you the exemption; read the conditions on the tax administration's page.
- Not using the three days. If something feels wrong, withdraw within the cooling-off period.
- Buying before you have lived anywhere. Renting first is a sound way to learn a city; see renting in the Netherlands and best places to live in the Netherlands.