5 Key Considerations When Buying a House in the Netherlands (2026)

1. Budget & “Kosten Koper” (Closing Costs)

Before you start viewing homes, you need a crystal-clear budget. In the Netherlands, you can typically borrow up to 100% of the property value, but you cannot borrow the closing costs (Kosten Koper).

You will need roughly 4% to 6% of the purchase price in savings to cover:

• Transfer Tax (Overdrachtsbelasting): The standard rate is 2%.

  2026 Update: Are you between 18 and 35 years old? You might pay 0% tax if the house costs less than €555,000 (the “Startersvrijstelling”).

• Notary Fees: For the transfer deed and mortgage deed (approx. €1,500 – €2,500).
• Advisor & Valuation Fees: For the mortgage advice and appraisal report.

2. The Search: Funda & Agents

Most properties are listed on Funda.nl. However, in popular areas, houses are often sold before they even appear online.

It is highly recommended to hire a Buying Agent (Aankoopmakelaar). Unlike a selling agent (who works for the seller), a buying agent protects your interests, checks the legal documents, and helps you determine the right opening bid.

3. Making a “Binding” Offer

In the Netherlands, the bidding process can be confusing for expats.

• Verbal Agreement: A verbal “yes” is not legally binding for the buyer or seller (for private homes).
• Written Offer: You submit a formal offer stating the price and your resolutive conditions (such as “Subject to Finance” or “Subject to Technical Inspection”).
• Purchase Agreement (Koopakte): Once the offer is accepted, the selling agent drafts this contract. Only after both parties sign this document does the deal become official.

4. The 3-Day Cooling-Off Period

The Dutch system offers unique protection for buyers. After you sign the Purchase Agreement and receive a copy, you have a legal 3-day cooling-off period (Bedenktijd).

During these three days, you can cancel the purchase for any reason (even “cold feet”) without paying a penalty. After these three days, the contract is binding, and you can only cancel if your financing fails (if you included that clause).

5. The Notary (Not Lawyer)

Unlike in the US or UK, you do not hire a separate lawyer to transfer the title. In the Netherlands, a Civil Law Notary (Notaris) handles the legal transfer.

The notary is impartial and acts for both the buyer and seller. They will:

• Verify the seller is the legal owner.
• Draft the Deed of Transfer (Leveringsakte).
• Manage the financial transaction (you pay the money to the notary, not the seller).

Note: If you do not speak Dutch, the notary will require a sworn interpreter to be present at the signing.

Frequently Asked Questions

What is the transfer tax in 2026?

The standard rate is 2% for your own home. For investors (buy-to-let), the rate is 8% (down from 10.4% in 2025). Starters under 35 often pay 0%.

Do I need a lawyer to buy a house?

No, you need a Notary. The Notary performs the legal checks that a lawyer would do in other countries.

Can I make an offer without an agent?

Yes, you can. However, selling agents take offers from buying agents more seriously because they know the financing is likely pre-checked.