Authored by the expert who managed and guided the team behind the Netherlands Property Pack
Yes, the analysis of Amsterdam's property market is included in our pack
Buying property in Amsterdam as a foreigner in 2026 means understanding a unique set of costs, taxes, and fees that differ significantly from most other countries.
The Dutch system is relatively straightforward, but the transfer tax alone can swing your total costs dramatically depending on whether you plan to live in the property or not.
We constantly update this blog post to reflect the latest official rates, thresholds, and regulations so you always have accurate information.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Amsterdam.
Overall, how much extra should I budget on top of the purchase price in Amsterdam in 2026?
How much are total buyer closing costs in Amsterdam in 2026?
As of early 2026, total buyer closing costs in Amsterdam typically range from 4% to 6% of the purchase price if you will live in the property (around €27,000 to €40,000, or $29,000 to $43,000 / €27,000 to €40,000 on a typical €670,000 Amsterdam home), but jump to 10% to 12% if you will not live there.
The minimum extra budget possible in Amsterdam is roughly 0.5% to 1% of the purchase price (around €3,500 to €6,700, or $3,800 to $7,200 / €3,500 to €6,700), but only if you qualify for the 0% first-time buyer transfer tax exemption, buy without a mortgage, and skip optional services like a buyer's agent.
The maximum extra budget buyers should realistically plan for in Amsterdam is around 12% to 13% of the purchase price (approximately €80,000 to €87,000, or $86,000 to $94,000 / €80,000 to €87,000) if you are buying a rental or second home and want full professional support including a buyer's agent, mortgage, and thorough inspections.
The main factors that determine whether your Amsterdam closing costs fall at the low or high end are whether you qualify for the first-time buyer exemption, whether you will live in the property (2% versus 8% transfer tax), whether you need a mortgage (which adds notary and valuation costs), and how much professional help you choose to hire.
What's the usual total % of fees and taxes over the purchase price in Amsterdam?
The usual total percentage of fees and taxes over the purchase price in Amsterdam is around 4% to 6% for buyers who will live in the property as their main home, driven primarily by the 2% transfer tax plus notary and registration fees.
The realistic low-to-high percentage range that covers most standard property transactions in Amsterdam is 4% to 12%, with the wide spread explained almost entirely by whether you will occupy the home (2% transfer tax) or not (8% transfer tax).
Of that total percentage in Amsterdam, government taxes (mainly transfer tax) typically account for 2% to 8% of the price, while professional service fees such as notary, agent, and valuation costs make up the remaining 2% to 4%.
By the way, you will find much more detailed data in our property pack covering the real estate market in Amsterdam.
What costs are always mandatory when buying in Amsterdam in 2026?
As of early 2026, the mandatory costs when buying property in Amsterdam include transfer tax (2% if you will live there, 8% if not, or 0% if you qualify for the starter exemption), notary fees for the deed of transfer, and Kadaster land registry registration fees that are typically passed through on your notary invoice.
Optional but highly recommended costs for buyers in Amsterdam include hiring a buyer's agent (especially valuable in competitive neighborhoods like De Pijp, Jordaan, or Amsterdam-Zuid), a building inspection for older canal-belt properties, a mortgage valuation if you need financing, and translation or interpreter services if you are not comfortable signing legal documents in Dutch.
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What taxes do I pay when buying a property in Amsterdam in 2026?
What is the property transfer tax rate in Amsterdam in 2026?
As of early 2026, the property transfer tax rate in Amsterdam is 2% of the purchase price if you will live in the home as your main residence, or 8% if you will not live there (for example, a rental property, second home, or purchase for a family member).
There are no extra transfer taxes specifically for foreigners buying property in Amsterdam, as the Dutch system bases the rate entirely on how you will use the property rather than your nationality or residency status.
Buyers in Amsterdam typically do not pay VAT on residential property purchases unless the property is a new build sold within two years of first occupation, in which case VAT (usually 21%) applies and the sale is normally exempt from transfer tax.
The Netherlands does not have a separate stamp duty layered on top of transfer tax for normal residential purchases in Amsterdam, so the "overdrachtsbelasting" (transfer tax) is your main transaction tax and there is no additional stamp duty calculation.
Are there tax exemptions or reduced rates for first-time buyers in Amsterdam?
First-time buyers in Amsterdam aged 18 to 34 can qualify for a 0% transfer tax exemption in 2026 if they purchase a property priced at €555,000 or less, will live there as their main residence, and have never used this exemption before.
Buying property through a company in Amsterdam changes the tax treatment significantly, as corporate structures involve corporate tax rather than personal income tax boxes, may affect VAT positioning, and typically still face the 8% transfer tax rate since the property will not be the company's "main residence."
There is a meaningful tax difference between buying a new-build versus a resale property in Amsterdam: new builds within two years of first occupation are often subject to 21% VAT (usually included in the developer's price) and exempt from transfer tax, while resales are subject to the standard 2% or 8% transfer tax.
To qualify for the first-time buyer exemption in Amsterdam, you must provide a signed declaration confirming you are between 18 and 34 years old, have never used this exemption before, and will use the property as your main residence, which your notary will verify before completing the transfer.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in the Netherlands versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
Which professional fees will I pay as a buyer in Amsterdam in 2026?
How much does a notary or conveyancing lawyer cost in Amsterdam in 2026?
As of early 2026, notary fees for a property purchase in Amsterdam typically range from €1,200 to €2,500 ($1,300 to $2,700 / €1,200 to €2,500) for a straightforward purchase without a mortgage, and €2,000 to €3,500 ($2,200 to $3,800 / €2,000 to €3,500) if you also need a mortgage deed.
Notary fees in Amsterdam are charged as a lump sum rather than a percentage of the property price, and since notary pricing is deregulated in the Netherlands, quotes can vary significantly between firms, so getting two or three quotes is unusually high value.
Translation or interpreter services for foreign buyers in Amsterdam typically cost between €250 and €600 ($270 to $650 / €250 to €600) for basic signing support, or €600 to €1,500 ($650 to $1,600 / €600 to €1,500) if you need full document translation and attendance at multiple meetings.
A tax advisor is not mandatory but highly recommended for buyers in Amsterdam who will rent out the property, use a company structure, or have cross-border tax obligations, with typical consultation costs ranging from €300 to €800 ($320 to $860 / €300 to €800) for a targeted purchase review or €800 to €2,000 ($860 to $2,150 / €800 to €2,000) for ongoing annual planning.
We have a whole part dedicated to these topics in our our real estate pack about Amsterdam.
What's the typical real estate agent fee in Amsterdam in 2026?
As of early 2026, the typical buyer's agent ("aankoopmakelaar") fee in Amsterdam ranges from 1% to 1.5% of the purchase price plus 21% VAT, which translates to roughly €8,000 to €12,000 ($8,600 to $12,900 / €8,000 to €12,000) on a typical €670,000 Amsterdam property.
In Amsterdam, the seller pays their own selling agent, but if you as the buyer hire a buyer's agent to represent your interests, you pay that agent directly, meaning buyers can end up paying agent fees even though the property is marketed by the seller's agent.
The realistic low-to-high range for buyer's agent fees in Amsterdam is approximately 1% to 2.5% of the purchase price, or a fixed fee that can range from €3,000 to €15,000 ($3,200 to $16,000 / €3,000 to €15,000) depending on the service level, neighborhood complexity, and whether you negotiate a flat rate.
How much do legal checks cost (title, liens, permits) in Amsterdam?
Legal checks in Amsterdam, including title searches and liens verification through Kadaster extracts, typically cost between €50 and €200 ($54 to $215 / €50 to €200) when bundled by your notary, though more in-depth due diligence on VvE (homeowners association) health, permits, or ground lease details can add €200 to €800 ($215 to $860 / €200 to €800) if you hire a specialist.
The property valuation fee in Amsterdam, which is required by most mortgage lenders, typically costs between €600 and €1,000 ($650 to $1,080 / €600 to €1,000) for a standard appraisal report on an Amsterdam home.
The most critical legal check that should never be skipped in Amsterdam is the VvE (homeowners association) review for apartments, because VvE minutes can reveal planned special assessments for major repairs like foundations, facades, or roofs that could cost you tens of thousands of euros shortly after purchase.
Buying a property with hidden issues is something we mention in our list of risks and pitfalls people face when buying real estate in Amsterdam.
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What hidden or surprise costs should I watch for in Amsterdam right now?
What are the most common unexpected fees buyers discover in Amsterdam?
The most common unexpected fees buyers discover in Amsterdam include the transfer tax shock when they realize renting out the property later triggers 8% instead of 2%, VvE (homeowners association) special assessments for major building repairs, ground lease costs in certain neighborhoods, and renovation expenses in older canal-belt buildings with foundation or moisture issues.
In a standard Dutch property transaction, the notary's checks are designed to prevent you from inheriting unknown registered liens, but you should still ensure municipal taxes are apportioned correctly at closing and that any VvE arrears are settled before the transfer completes.
Scams in Amsterdam property purchases are relatively rare due to strong regulation, but buyers should always transfer purchase funds only through the notary escrow process and be wary of anyone asking for "reservation fees" outside the official notary channel, especially with too-good-to-be-true listings.
Fees that are usually not disclosed upfront in Amsterdam include your own buyer's agent costs (since they are optional), VvE special assessments that only appear in the meeting minutes, and repair budgets discovered after a building inspection.
In our property pack covering the property buying process in Amsterdam, we go into details so you can avoid these pitfalls.
Are there extra fees if the property has a tenant in Amsterdam?
Extra fees when buying a tenanted property in Amsterdam typically include legal advice costs of €500 to €1,500 ($540 to $1,600 / €500 to €1,500) to understand Dutch tenant protection laws and contract types, plus potential valuation adjustments and mortgage restrictions since lenders may offer different terms for occupied properties.
When you purchase a tenanted property in Amsterdam, you inherit all the legal obligations of the existing lease, including rent-controlled terms if applicable, maintenance responsibilities, and the tenant's right to remain in place under Dutch tenant protection laws.
Terminating an existing lease immediately after purchase in Amsterdam is generally not possible under Dutch law, as tenants have strong protections and can only be removed for specific legal reasons such as personal use (with conditions) or proven urgent need, often requiring court proceedings.
A sitting tenant in Amsterdam typically lowers the property's market value by 10% to 30% compared to vacant possession, but this can also give buyers negotiating leverage and a built-in rental income stream if they are comfortable with the tenant remaining.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Amsterdam.
We have made this infographic to give you a quick and clear snapshot of the property market in the Netherlands. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which fees are negotiable, and who really pays what in Amsterdam?
Which closing costs are negotiable in Amsterdam right now?
The closing costs that are negotiable in Amsterdam include notary fees (since pricing is deregulated and varies between firms), buyer's agent fees (which can be a percentage or fixed amount), mortgage advisor packages, and tax consultation fees.
The closing costs that are fixed by law or regulation and cannot be negotiated in Amsterdam include transfer tax (2% or 8% depending on use), Kadaster statutory registration fees (around €100 to €180 per deed), and government administrative charges.
Buyers in Amsterdam can typically achieve discounts of 10% to 20% on negotiable fees like notary and agent costs by getting multiple quotes, bundling services, or choosing a fixed-fee package over a percentage-based arrangement.
Can I ask the seller to cover some closing costs in Amsterdam?
The likelihood that a seller in Amsterdam will agree to cover your closing costs is relatively low, because the standard Dutch practice is "kosten koper" (buyer pays costs), where buyers pay transfer tax, notary fees, and their own advisors while sellers cover only their selling agent.
The specific closing costs sellers in Amsterdam are most commonly willing to negotiate on are not the fees themselves but rather the purchase price or property inclusions (such as fixtures, appliances, or minor repairs), which effectively reduces your overall outlay.
Sellers in Amsterdam are more likely to consider covering some costs or reducing the price in slower market conditions, for properties that have been listed for a long time, or in less competitive neighborhoods outside the central ring where buyer leverage is stronger.
Is price bargaining common in Amsterdam in 2026?
As of early 2026, price bargaining in Amsterdam is possible but highly dependent on the neighborhood and property type, with competitive areas like Jordaan, De Pijp, and Amsterdam-Zuid often seeing bids at or above asking price, while less sought-after neighborhoods or longer-listed properties allow more room for negotiation.
In competitive Amsterdam micro-markets, buyers typically negotiate 0% to 3% below asking price when they win a bid, while in calmer segments or for properties sitting on the market longer, discounts of 3% to 7% (roughly €20,000 to €47,000, or $21,500 to $50,500 / €20,000 to €47,000 on a €670,000 home) are achievable.
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What monthly, quarterly or annual costs will I pay as an owner in Amsterdam?
What's the realistic monthly owner budget in Amsterdam right now?
The realistic monthly owner budget in Amsterdam, excluding mortgage payments, typically ranges from €350 to €900 ($375 to $970 / €350 to €900) for apartments and €250 to €700 ($270 to $750 / €250 to €700) for houses, depending on property size, age, and location.
The main recurring expense categories that make up this monthly budget in Amsterdam include VvE (homeowners association) service charges for apartments, utilities, building insurance, a maintenance reserve fund, and local municipal charges like waste and water board fees.
The realistic low-to-high range for monthly owner costs in Amsterdam is approximately €250 to €900 ($270 to $970 / €250 to €900), with the lower end representing newer, smaller properties with low VvE fees and the higher end covering older canal-belt apartments with significant reserve contributions.
The monthly cost that tends to vary the most in Amsterdam is the VvE service charge, because it depends heavily on the building's age, planned maintenance projects, reserve fund health, and whether special assessments have been levied for major repairs like foundations or facades.
You can see how this budget affect your gross and rental yields in Amsterdam here.
What is the annual property tax amount in Amsterdam in 2026?
As of early 2026, the annual property tax (OZB) in Amsterdam for homeowners is 0.0527% of the WOZ value, which works out to approximately €340 to €400 ($365 to $430 / €340 to €400) per year for a property with a WOZ value around €650,000 to €750,000.
The realistic low-to-high range for annual property taxes in Amsterdam is roughly €200 to €600 ($215 to $645 / €200 to €600), depending on whether your property's WOZ value falls at €400,000 or €1,100,000, with most typical Amsterdam homes landing in the €300 to €450 range.
Property tax in Amsterdam is calculated based on the WOZ value, which is a government-assessed value determined annually by the municipality and typically tracks close to market value, so your OZB bill rises when Amsterdam property prices increase.
There are no major exemptions or reductions on OZB for typical homeowners in Amsterdam, though certain nonprofit organizations or specific property uses may qualify for different treatment under Dutch tax law.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of the Netherlands. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
If I rent it out, what extra taxes and fees apply in Amsterdam in 2026?
What tax rate applies to rental income in Amsterdam in 2026?
As of early 2026, rental income from investment properties in Amsterdam is typically not taxed as direct income but instead falls under Box 3 (wealth tax), where the government assumes a notional return on your assets and taxes that return at 36%, resulting in an effective annual tax of roughly 2% to 3% of the property's value.
Under the Box 3 system in Amsterdam, landlords generally cannot deduct typical expenses like maintenance, management fees, or mortgage interest from rental income taxes the way they would in countries with direct rental income taxation, because the system taxes assumed wealth rather than actual profits.
The realistic effective tax rate for a typical Amsterdam rental property owner under Box 3 in 2026 is approximately 2.5% to 2.8% of the property's value per year before considering debts and allowances, which on a €650,000 property translates to roughly €16,000 to €18,000 ($17,200 to $19,400 / €16,000 to €18,000) annually.
Foreign property owners in Amsterdam are generally subject to the same Box 3 treatment as Dutch residents if they own Dutch real estate, though tax treaty interactions and residency status can affect the final outcome, so consulting a Dutch tax advisor is strongly recommended.
Do I pay tax on short-term rentals in Amsterdam in 2026?
As of early 2026, short-term rental hosts in Amsterdam must pay a city tourist tax of 12.5% on the nightly price (excluding VAT), plus comply with strict permit requirements that include a €76 permit fee, a general limit of 30 nights per year, and a proposed 15-night cap in neighborhoods like Centrum and De Pijp from April 2026 if approved.
Short-term rental income in Amsterdam is not taxed fundamentally differently than long-term rental income at the national level (both typically fall under Box 3 for individuals), but the city-level tourist tax, permit fees, and night limits create additional costs and constraints that significantly impact your net returns.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Amsterdam.
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If I sell later, what taxes and fees will I pay in Amsterdam in 2026?
What's the total cost of selling as a % of price in Amsterdam in 2026?
As of early 2026, the total cost of selling a property in Amsterdam typically ranges from 1.5% to 3.5% of the sale price, depending on your selling agent commission, marketing costs, and any compliance items like obtaining an updated energy label.
The realistic low-to-high percentage range for total selling costs in Amsterdam is 1.5% to 4%, with the lower end applying to sellers who negotiate a low agent commission and handle marketing themselves, and the higher end for those using full-service agents with professional photography and staging.
The specific cost categories that make up total selling expenses in Amsterdam include the selling agent commission (typically 1% to 2% plus VAT), marketing and photography costs, energy label certification, notary fees for certain administrative tasks, and potential early mortgage repayment penalties if applicable.
The single largest contributor to selling expenses in Amsterdam is almost always the selling agent commission, which at 1.5% to 2% of the sale price on a €670,000 property amounts to roughly €10,000 to €13,400 ($10,800 to $14,400 / €10,000 to €13,400) before VAT.
What capital gains tax applies when selling in Amsterdam in 2026?
As of early 2026, the Netherlands generally does not apply a traditional capital gains tax on the profit from selling your home; instead, the main ongoing tax framework uses the Box 1 (main residence) and Box 3 (assets/wealth) system, so "gains" are not taxed separately at sale the way they are in many other countries.
The main exemption-equivalent in Amsterdam is that your main residence typically falls under Box 1 treatment where the property itself is not taxed on value or gain, meaning owner-occupiers selling their primary home generally pay no capital gains tax on the profit.
Foreign property owners selling in Amsterdam are not subject to a special foreigner-only capital gains tax, but their overall tax position depends on residency status, whether the property was in Box 1 or Box 3, and any applicable tax treaty between the Netherlands and their home country.
Since the Netherlands uses a wealth-based Box 3 system rather than a profit-based capital gains system for investment properties, there is no traditional "sale price minus purchase price" capital gains calculation; instead, you pay annual notional-return tax while you own the property, and selling simply removes the asset from your Box 3 base.
We made this infographic to show you how property prices in the Netherlands compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Amsterdam, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Rijksoverheid (Dutch Government) | Official Dutch government explanation of homebuyer tax rules. | We used it to confirm the 2026 first-time buyer exemption threshold of €555,000 and eligibility conditions. We then translated this into concrete closing cost scenarios for Amsterdam buyers. |
| Belastingdienst (Dutch Tax Administration) | Official statement of exact transfer tax rates. | We used it to confirm the 2% main-home and 8% non-main-home rates for 2026. We made this the foundation of our minimum versus maximum budget estimates. |
| Belastingdienst (VAT Rules) | Official VAT treatment for property transactions. | We used it to explain when a purchase is VAT-able versus transfer-tax-able. We created a simple decision tree for new-build versus resale purchases. |
| City of Amsterdam (OZB) | Official municipal tax page showing current OZB rate. | We used it to get the Amsterdam homeowner OZB rate of 0.0527% of WOZ value. We converted this into realistic annual euro amounts using typical Amsterdam home values. |
| City of Amsterdam (Tourist Tax) | Official city page stating the tourist tax rate. | We used it to confirm the 12.5% tourist tax on nightly prices. We included this as a key cost for anyone considering short-term rentals. |
| City of Amsterdam (Holiday Rentals) | Official rulebook for holiday rental permits and limits. | We used it to capture the €76 permit fee and 30-night general rule. We flagged the proposed 15-night cap in certain neighborhoods as a potential constraint. |
| Kadaster (Dutch Land Registry) | Official land registry publishing statutory registration fees. | We used it to pull the 2026 registration fees that notaries pass through. We built these into closing cost ranges as small but unavoidable line items. |
| NVM (Dutch Real Estate Association) | Largest professional body in Dutch residential brokerage. | We used it to anchor typical agent fee ranges of 1% to 2.5%. We translated these percentages into Amsterdam euro estimates. |
| Rijksoverheid (Notary Fees) | Government explanation that notaries set their own fees. | We used it to justify why notary quotes vary significantly. We recommended getting 2 to 3 quotes as unusually high-value advice. |
| KNB (Royal Notarial Organisation) | Official professional body for Dutch notaries. | We used it to reinforce that fees vary and clear quotes should be requested. We structured our notary fee guidance around this professional standard. |
| Onderzoek Amsterdam (City Statistics) | Amsterdam's official statistics office for local housing data. | We used it to anchor typical Amsterdam purchase prices around €637,000 to €670,000. We extrapolated to early 2026 using national trend data. |
| CBS/Kadaster (National Statistics) | Official national transaction statistics from the Dutch statistics bureau. | We used it to ground overall market levels and price direction into 2026. We used it as a trend check against Amsterdam's local data. |
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