Can foreigners buy and own land in the Netherlands? (2026)

The Netherlands is one of the most open countries in Europe for foreign property buyers, with no nationality restrictions on residential real estate ownership.

In this constantly updated guide, we break down exactly what foreigners can buy in the Netherlands in 2026, what it costs, and what pitfalls to avoid.

We also cover current taxes, leasehold issues, and the step-by-step buying process that applies to you as a foreign buyer.

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 the Netherlands.

Who is the author of this content?

INVESTROPA

A team specialized in real estate investing in European countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in the Netherlands. If you’d like to learn more about us, you can check our presentation page.

Can a foreigner legally own land in the Netherlands right now?

Can foreigners own land in the Netherlands in 2026?

As of early 2026, foreigners can legally buy and own Dutch residential property (including the land or land rights that come with it) because the Dutch transfer system is based on a notarial deed plus registration in the Kadaster land registry, rather than nationality-based eligibility tests.

The Netherlands does not impose any general ban on foreign land ownership for residential property, so the main practical restrictions foreigners encounter are anti-money laundering compliance checks (Wwft), municipal housing rules that regulate how you can use the property, and financing requirements from Dutch banks.

If direct ownership is restricted in a specific case (which is rare for residential property), the closest legal alternative available to foreigners in the Netherlands is erfpacht (long leasehold), which is a registered property right allowing you to hold and use someone else's land, often with periodic payments called "canon."

There are no nationality-based restrictions that treat certain foreign nationalities differently from others when it comes to land ownership in the Netherlands, as the legal system applies the same rules to all foreigners regardless of their country of origin.

Can I own a house but not the land in the Netherlands in 2026?

As of early 2026, the Netherlands has a well-established legal framework called erfpacht (leasehold) that allows foreigners to own a building or house separately from the land it sits on, with the land remaining owned by a municipality or private landowner.

When you purchase a property under erfpacht in the Netherlands, you receive a registered property right (erfpachtrecht) that is recorded in the Kadaster, and this right is transferable, mortgageable, and inheritable, giving you strong legal protection even though you do not own the underlying land.

When an underlying land lease expires in the Netherlands (which is common with older "tijdelijke erfpacht" contracts lasting 50 or 75 years), the ground rent is typically recalculated based on current land values, often resulting in significantly higher annual payments, though municipalities like Amsterdam now offer perpetual leasehold options to provide more stability.

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.

Do rules differ by region or city for land ownership in the Netherlands right now?

Foreign land ownership rules in the Netherlands are uniform at the national level (meaning any foreigner can buy anywhere), but what varies significantly between cities and regions are the rules about what you can do with the property after you buy it, such as rental restrictions or self-occupancy requirements.

Specific regions and neighborhoods in the Netherlands with notably stricter rules for foreign buyers include parts of Amsterdam Nieuw-West, Rotterdam Zuid (including neighborhoods like Carnisse and Tarwewijk), and certain central districts in major cities where municipalities have implemented "opkoopbescherming" rules that restrict renting out newly purchased homes.

These regional differences exist in the Netherlands because municipalities have been granted powers to combat housing shortages and speculation by requiring buyers to live in newly purchased homes themselves for a certain period, rather than immediately renting them out to tenants.

We cover a lot of different regions and cities in our pack about the property market in the Netherlands.

Can I buy land in the Netherlands through marriage to a local in 2026?

As of early 2026, marriage to a Dutch citizen is not necessary to buy land in the Netherlands because foreigners can already purchase property through the standard notary and Kadaster route without any nationality-based restrictions.

When a foreign spouse purchases land with a Dutch partner in the Netherlands, they should ensure proper documentation of their matrimonial property regime (huwelijksvermogensregime) with the notary, as this determines how the property is legally owned between spouses and affects inheritance and tax outcomes.

If a marriage ends in divorce in the Netherlands, the foreign spouse's interest in jointly owned land is typically divided according to the matrimonial property regime that was in place, with Dutch law generally providing for equal division under community of property (gemeenschap van goederen) unless a prenuptial agreement specified otherwise.

There is a lot of mistakes you can make, we cover 99% of them in our list of risks and pitfalls people face when buying property in the Netherlands.

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.

What eligibility and status do I need to buy land in the Netherlands?

Do I need residency to buy land in the Netherlands in 2026?

As of early 2026, residency is not a prerequisite to purchase property in the Netherlands, as the country allows non-residents to buy real estate provided they can identify themselves to the notary, pass Wwft anti-money laundering checks, and transfer funds in a compliant way.

No specific visa or permit is required to complete a land transaction in the Netherlands, though if you plan to live in the country after purchase, you will need to obtain appropriate residence rights separately through the IND (Immigration and Naturalisation Service) based on work, study, family, or EU free movement.

It is legally possible for a foreigner to buy land in the Netherlands remotely without being physically present, though this typically requires a power of attorney (volmacht), certified and often apostilled identity documents, and may involve delays as notaries must still verify your identity and complete Wwft compliance checks.

Please note that we give you all the details you need about the different pathways to get residency and citizenship in the Netherlands here.

Do I need a local tax number to buy lands in the Netherlands?

To purchase and register property in the Netherlands, you do not strictly need a BSN (burgerservicenummer, or citizen service number) on day one, though in practice most notaries prefer or request one for anti-money laundering compliance and tax reporting purposes.

The typical process to obtain a BSN as a foreigner in the Netherlands involves registering at one of 19 RNI (Non-residents Records Database) desks in municipalities like Amsterdam, Rotterdam, The Hague, or Utrecht, where you will receive your BSN on the same day after presenting valid identification documents.

Foreigners are not strictly required to open a local Dutch bank account to complete a land purchase in the Netherlands, though having a SEPA-compatible account simplifies fund transfers and is often required by Dutch banks if you are applying for a mortgage.

Is there a minimum investment to buy land in the Netherlands as of 2026?

As of early 2026, there is no legal minimum investment threshold for foreigners to purchase land or residential property in the Netherlands, meaning your "minimum" is purely market-driven based on property prices, transfer taxes, and closing costs.

The minimum investment does not vary by type of land or location within the Netherlands from a legal standpoint, though market prices differ dramatically between cities like Amsterdam (where average home prices exceed 600,000 euros) and smaller towns where properties can be found for under 200,000 euros.

Are there restricted zones foreigners can't buy in the Netherlands?

The Netherlands does not have classic "restricted zones" where foreigners are prohibited from purchasing residential property, unlike some countries with border or military zone restrictions for foreign buyers.

What foreigners will encounter in the Netherlands are not ownership bans but rather use restrictions in certain areas, such as zoning regulations, permitted use limitations, and municipal housing rules that may restrict renting out or using properties as holiday rentals in specific neighborhoods.

A foreigner can verify whether a specific plot of land falls within a restricted or regulated zone in the Netherlands by checking the municipal zoning plan (bestemmingsplan) available on the relevant municipality's website, consulting with a notary, or requesting information from Kadaster about any registered restrictions on the property.

Can foreigners buy agricultural, coastal or border land in the Netherlands right now?

For residential buying purposes, foreigners can generally acquire Dutch property rights for agricultural, coastal, or border land through the same notary and Kadaster process as any other property, as the Netherlands does not have nationality-based restrictions on these land types.

Specific restrictions on foreign purchase of agricultural land in the Netherlands relate primarily to permitted use rather than ownership, meaning you can buy farmland but may face limitations on converting it to residential use or building new structures due to zoning regulations.

Coastal land in the Netherlands is heavily regulated by environmental and water management laws (managed by water boards or "waterschappen"), and while foreigners can purchase coastal properties, they must comply with building restrictions, flood protection requirements, and environmental protections.

Land near national borders in the Netherlands does not carry special restrictions for foreign buyers, unlike some other countries, as the Dutch system treats border areas the same as any other location for property purchase purposes.

What are the safest legal structures to control land in the Netherlands?

Is a long-term lease equivalent to ownership in the Netherlands right now?

Erfpacht (long leasehold) in the Netherlands is functionally close to ownership but not identical, as it gives you a strong, registered property right to hold and use the land, but the underlying ownership remains with the municipality or private landowner.

The maximum lease length available to foreigners in the Netherlands varies by contract, with municipal erfpacht contracts in cities like Amsterdam commonly running 50 to 99 years, and perpetual erfpacht (eeuwigdurende erfpacht) now available where the right continues indefinitely with only inflation-indexed annual payments.

A foreigner can legally sell, transfer, or bequeath their erfpacht rights to another party in the Netherlands, as erfpacht is designed to be a transferable registered right that can be passed on to heirs or sold to buyers, subject to the specific conditions in the leasehold contract.

Can I buy land in the Netherlands via a local company?

Yes, foreigners can purchase land in the Netherlands through a locally registered company (such as a BV, or besloten vennootschap), though this adds compliance layers including deeper Wwft scrutiny of the ultimate beneficial owners (UBOs), corporate accounting requirements, and potentially different tax treatment.

There are no specific ownership percentage or shareholding structure requirements for a foreign-owned company to hold land in the Netherlands, though the notary will need to verify the UBO (anyone with more than 25% control) and the company must be properly registered with the Chamber of Commerce (KVK) and UBO register.

What "grey-area" ownership setups get foreigners in trouble in the Netherlands?

Grey-area or legally questionable land ownership arrangements are relatively uncommon in the Netherlands because the strong notarial system and Kadaster registration make it difficult to hide true ownership, but some foreigners still attempt risky structures that can backfire badly.

The most common grey-area ownership structures that foreigners use (and that get them in trouble) in the Netherlands include straw buyer arrangements where someone "fronts" the purchase to avoid rental rules or taxes, ABC transactions with unexplained rapid price jumps, side letters that contradict the official notarial deed, and messy money flows involving multiple third-party transfers without clear documentation.

If Dutch authorities discover a foreigner is using an illegal or grey-area ownership structure, consequences can include the notary refusing to proceed with the transaction, mandatory reporting to FIU-Nederland (the financial intelligence unit), potential criminal investigation for fraud or money laundering, and tax penalties or clawback of any improperly claimed benefits.

By the way, you can avoid most of these bad surprises if you go through our pack covering the property buying process in the Netherlands.

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.

How does the land purchase process work in the Netherlands, step-by-step?

What are the exact steps to buy land in the Netherlands right now?

The typical step-by-step process for a foreigner to legally purchase residential property in the Netherlands involves: viewing homes, making an offer, signing a purchase agreement (koopovereenkomst), using your 3-day cooling-off period, arranging financing and inspections during the conditions period, having the notary prepare the deed of transfer while performing Wwft checks, transferring funds to the notary's client account, signing at the notary, and finally having ownership registered in the Kadaster land registry.

The entire land purchase process in the Netherlands typically takes 6 to 10 weeks from signed purchase agreement to notarial transfer if financing and documents are clean, though remote buyers or those with complex source-of-funds situations may face longer timelines due to extended Wwft checks and document legalization requirements.

Key documents a buyer must sign during the land purchase process in the Netherlands include the purchase agreement (koopovereenkomst), the notarial deed of transfer (akte van levering), and if applicable, a mortgage deed (hypotheekakte) and a source of funds declaration (herkomst eigen gelden verklaring) for anti-money laundering compliance.

What scams are common when it comes to buying land in the Netherlands right now?

What scams target foreign land buyers in the Netherlands right now?

Property scams targeting foreigners in the Netherlands are relatively rare compared to many other countries because the mandatory notarial system provides strong protections, but scams do still occur and foreigners are sometimes specifically targeted due to unfamiliarity with Dutch procedures.

The most common types of scams targeting foreign land buyers in the Netherlands include fake "official" invoices sent after you show intent to buy (mimicking Kadaster, notary, or municipality communications), payment redirection fraud where criminals alter bank details in legitimate-looking emails, pressure tactics demanding immediate deposits outside the normal notary process, and ABC flip manipulations involving unexplained rapid resales with suspicious price jumps.

Top warning signs that a land deal in the Netherlands may be fraudulent include: being pressured to pay deposits directly to sellers rather than through a notary's client account, receiving invoices or bank detail changes via email without phone verification, being asked to bypass the standard notarial process, and seeing multiple quick ownership transfers with unexplained price increases in the property history.

Foreigners who fall victim to a land scam in the Netherlands can file a police report, pursue civil claims through Dutch courts, and report the incident to FIU-Nederland, though recovery of funds can be difficult and prevention through using reputable professionals is always the better strategy.

We cover all these things in length in our pack about the property market in the Netherlands.

How do I verify the seller is legit in the Netherlands right now?

The best method for a foreign buyer to verify that a land seller is legitimate and legally authorized to sell in the Netherlands is to work through a civil-law notary (notaris), who is legally required to verify the seller's identity, ownership, and authority to transfer the property before executing the deed.

A buyer can confirm that the land title is clean and free of disputes in the Netherlands by requesting a Kadaster extract (kadastraal uittreksel) showing the registered owner and any encumbrances, and by asking the notary what registry checks were performed during the transaction preparation.

A buyer can check whether there are existing liens, mortgages, or debts attached to the land in the Netherlands by ordering "Hypotheekinformatie" directly from Kadaster, which shows recorded mortgages and any attachments (beslag) on the property.

The civil-law notary (notaris) is the most essential professional for verifying seller legitimacy in the Netherlands, as notaries are legally required to perform due diligence, are personally liable for errors, and their involvement is mandatory for all property transfers in the Dutch system.

How do I confirm land boundaries in the Netherlands right now?

The standard procedure for confirming exact boundaries of a land parcel before purchase in the Netherlands involves reviewing the cadastral map (kadastrale kaart) and parcel details available from Kadaster, and comparing these with the physical property you are buying.

Official documents that should be reviewed to verify land boundaries in the Netherlands include the Kadaster extract showing the parcel number and size, the cadastral map showing boundary lines, and any previous deed of transfer that may describe the property's extent.

Hiring a licensed surveyor is not strictly required for boundary verification in the Netherlands for most residential purchases, but it is recommended for rural plots, properties with unclear boundaries, shared driveways, or any situation where boundary disputes could be costly.

Common boundary-related problems foreign buyers encounter after purchasing land in the Netherlands include discovering that fences or gardens do not align with official boundaries, learning that shared access paths are not properly documented, and finding that neighbors have encroached on the property over time.

What will it cost me, all-in, to buy and hold land in the Netherlands?

What purchase taxes and fees apply in the Netherlands as of 2026?

As of early 2026, the total percentage of purchase taxes and fees for land transactions in the Netherlands starts with transfer tax (overdrachtsbelasting) of 2% for owner-occupied homes, 8% for non-owner-occupied residential properties like second homes or rentals, and 10.4% for commercial properties and land.

The typical closing cost percentage range for residential land purchases in the Netherlands in 2026 is approximately 4% to 6% of purchase price for owner-occupiers (who pay the 2% transfer tax rate), and 10% to 12% for non-owner-occupied properties (who pay the 8% rate), with the difference largely driven by the transfer tax.

The main individual taxes and fees that make up closing costs for land in the Netherlands include transfer tax (the largest component at 2%, 8%, or 10.4% depending on use), notary fees for the transfer deed (typically 500 to 1,500 euros), Kadaster registration fees (around 150 euros), and if applicable, mortgage-related costs including notary fees for the mortgage deed, valuation fees (around 500 euros), and mortgage advisor fees.

Transfer taxes and most fees do not differ for foreign buyers compared to local buyers in the Netherlands, as the same rates apply regardless of nationality, though foreigners may incur additional costs for document translation, apostille, and potentially higher due diligence fees if their source-of-funds documentation is complex.

What hidden fees surprise foreigners in the Netherlands most often?

Hidden or unexpected fees that most commonly surprise foreign land buyers in the Netherlands typically add an extra 1,000 to 5,000 euros on top of the standard closing costs, though erfpacht-related costs can be much higher depending on the property.

The top specific hidden fees that foreigners frequently overlook when budgeting for a land purchase in the Netherlands include: erfpacht canon payments and potential reset costs (which can add thousands of euros annually or require large lump-sum buyouts), VvE (homeowners association) fees for apartments (often 100 to 400 euros monthly), document translation and apostille costs (500 to 1,500 euros), extended Wwft compliance costs if source-of-funds documentation is complex, and the mandatory translator fee at the notary if you do not speak Dutch (around 200 to 500 euros).

These hidden fees typically appear at different stages in the Netherlands: erfpacht and VvE costs become clear during due diligence, Wwft documentation costs arise during the notary preparation phase, and translator fees are finalized just before the signing appointment.

A foreign buyer can best protect themselves from unexpected fees during a land transaction in the Netherlands by requesting a complete cost breakdown from the notary before signing the purchase agreement, reviewing erfpacht contracts and VvE documents early in the process, and asking specifically about any foreigner-specific costs related to identification and fund verification.

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 the Netherlands, 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
Belastingdienst (Dutch Tax Authority)	It's the official tax authority that sets and explains the transfer tax you actually pay.	We used it to state the current January 2026 transfer tax rates and when they apply. We also used it to flag common tax gotchas for different property uses.
Business.gov.nl	It's a Dutch government portal summarizing rules for citizens and businesses in English.	We used it to cross-check transfer-taxable property definitions. We also used it to corroborate the 2026 rate change for non-owner-occupied homes.
Kadaster (Land Registry)	It's the official land registry that records all property ownership in the Netherlands.	We used it to explain how ownership becomes legally effective through registration. We also used their 2026 tariff list for accurate fee information.
KNB (Royal Dutch Notarial Association)	It's the professional body for Dutch civil-law notaries providing compliance guidance.	We used it to explain what notaries must do in terms of screening and fraud prevention. We also used their ABC transaction checklist for red flag identification.
Wetten.overheid.nl (Wwft law)	It's the official publication of Dutch anti-money laundering law.	We used it to ground our claims about notary client due diligence requirements. We also used it to explain why foreigners face more document requests at closing.
Amsterdam Municipality	It's the official city government source for erfpacht rules in the Netherlands' largest city.	We used it to explain how leasehold works in Amsterdam specifically. We also used it to describe perpetual versus temporary leasehold options.
Government.nl	It's the official English-language Dutch government portal for citizens.	We used it to explain how non-residents can obtain a BSN via RNI registration. We also used it to clarify that registration is about admin, not ownership permission.
Openbaar Ministerie (Public Prosecution Service)	It's the official prosecution authority describing common fraud patterns in property.	We used it to list high-risk structures like ABC transactions and suspicious price jumps. We used it to design our scam checklist for foreign buyers.
KVK (Chamber of Commerce)	It's an official public body supporting safe commerce and fraud prevention.	We used it to cover fake invoice scams that target property buyers. We used it for practical "how to spot it" advice that works for newcomers to the Netherlands.
NederlandWereldwijd	It's an official government information site for Dutch services abroad.	We used it to explain the practical route for foreigners outside the Netherlands who need a BSN. We used it to keep our tax number guidance realistic for remote buyers.