Authored by the expert who managed and guided the team behind the Netherlands Property Pack
Everything you need to know before buying real estate is included in our The Netherlands Property Pack
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, what it costs, and what pitfalls to avoid when purchasing a home in the Netherlands in 2026.
We also cover current housing prices, mortgage options for non-residents, and the step-by-step buying process.
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.
Insights
- Transfer tax in the Netherlands jumped to 8% for non-owner-occupied homes in January 2026, making second homes and rental investments significantly more expensive than primary residences at 2%.
- First-time buyers under 35 in the Netherlands can qualify for 0% transfer tax on homes up to a certain threshold, a benefit that applies regardless of nationality.
- The Dutch NHG mortgage guarantee limit rose to 470,000 euros in 2026, allowing more buyers to access lower interest rates and default protection.
- Erfpacht (leasehold land) is extremely common in Amsterdam, meaning many buyers own the building but lease the land from the municipality with annual fees.
- Average local taxes for Dutch homeowners reached about 1,850 euros per year in 2026, covering municipal levies, water board charges, and waste collection.
- Foreign buyers in the Netherlands can secure mortgages, but non-residents typically face stricter income documentation and lower loan-to-value ratios around 60% to 70%.
- The 3-day cooling-off period after signing a purchase agreement in the Netherlands is a legally protected right for all residential buyers, including foreigners.
- Ownership in the Netherlands only officially transfers when the notarial deed is registered at Kadaster, not when you sign the purchase agreement.
What can I legally buy and truly own as a foreigner in the Netherlands?
What property types can foreigners legally buy in the Netherlands right now?
In January 2026, foreigners can legally buy the same residential property types as Dutch citizens in the Netherlands, including apartments, row houses, semi-detached homes, detached villas, and new-build properties.
The Dutch legal system imposes no nationality-based restrictions on residential real estate purchases, so the main conditions that apply relate to property structure (like apartment rights with VvE obligations or leasehold land) rather than your passport.
What does change for foreigners is the practical side: getting a Dutch mortgage often requires stronger documentation or a larger down payment if you are a non-resident, and obtaining a BSN (citizen service number) can make banking and tax administration much smoother.
If you are buying an apartment in the Netherlands, you will technically own an "appartementsrecht" (apartment right) plus a share in the building, which means you must pay monthly VvE fees and follow the owners' association rules.
Finally, please note that our pack about the property market in the Netherlands is specifically tailored to foreigners.
Can I own land in my own name in the Netherlands right now?
Yes, foreigners can own Dutch land and residential property in their own name without restrictions, as the Netherlands has no general foreign land ownership ban like some other countries.
However, you must watch for erfpacht (leasehold), which is very common in Amsterdam and some other municipalities, where you own the building but lease the land from a landowner (often the municipality) and may pay an annual ground rent called "canon."
With erfpacht properties in the Netherlands, your financing options and resale value can be affected by the specific lease terms, so it is essential to review the erfpacht contract carefully before purchasing.
By the way, we cover everything there is to know about the land buying process in the Netherlands here.
As of 2026, what other key foreign-ownership rules or limits should I know in the Netherlands?
As of early 2026, there are no foreign-ownership quotas or nationality-based limits on Dutch residential property, so the rules that most affect purchases relate to how the property is structured (VvE rules, erfpacht terms) and anti-money-laundering checks rather than your citizenship.
The Netherlands does not impose a foreign buyer quota on apartments or condominiums, unlike some Asian markets, so you can purchase in any building regardless of how many other foreign owners there are.
Foreign buyers must pass notary identification and anti-money-laundering checks at the time of purchase, and you will be asked to provide documentation on the source of your funds, but this applies equally to Dutch and international buyers.
One notable regulatory change for 2026 is that the transfer tax rate for non-owner-occupied homes (such as second homes or rental investments) has been set at 8%, down from 10.4% in prior years, while owner-occupiers still pay only 2%.
If you're interested, we go much more into details about the foreign ownership rights in the Netherlands here.
What's the biggest ownership mistake foreigners make in the Netherlands right now?
The single biggest ownership mistake foreigners make in the Netherlands is assuming that buying a home automatically means freehold land, no building governance fees, and residency rights, when in reality Dutch ownership often involves apartment rights with VvE obligations or leasehold land with annual canon payments, and property ownership has no effect on immigration status.
If you make this mistake in the Netherlands, you might budget incorrectly and face unexpected monthly VvE fees of hundreds of euros, or discover your erfpacht canon is due for a significant increase, which can affect both your cash flow and the property's resale value.
Other classic pitfalls for foreigners buying in the Netherlands include not requesting VvE documents (maintenance plans, reserve funds, meeting minutes) before making an offer, skipping a building inspection on older housing stock, and not understanding that ownership only transfers when the notarial deed is registered at Kadaster rather than when you sign the purchase agreement.
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 visa or residency status changes what I can do in the Netherlands?
Do I need a specific visa to buy property in the Netherlands right now?
You do not need a special visa or residency permit to buy property in the Netherlands, and foreigners can legally purchase residential real estate while on a tourist visa or even while living abroad.
The most common administrative hurdle for non-resident buyers in the Netherlands is not having a BSN (citizen service number), which can complicate opening a Dutch bank account and handling tax administration, though it is not strictly required before signing.
If you live abroad but will be in the Netherlands for under 4 months, you can register as a non-resident (RNI) and receive a BSN, which makes the banking and tax side of your purchase much smoother.
Foreign buyers in the Netherlands must typically present a valid passport, proof of address, source-of-funds documentation for anti-money-laundering checks, and (if financing locally) income verification to complete a property purchase.
Does buying property help me get residency and citizenship in the Netherlands in 2026?
As of early 2026, buying property in the Netherlands does not by itself grant you residency or citizenship, as the country does not operate a "golden visa" or investment-for-residency program tied to real estate purchases.
If you want to live in the Netherlands long-term, you still need a standard legal basis such as work, study, family reunification, or EU free movement rights, all processed through the IND (Immigration and Naturalisation Service).
Pathways to permanent residency in the Netherlands typically require living legally in the country for 5 continuous years, and citizenship requires at least 5 years of residence plus passing a civic integration exam and renouncing your previous nationality in most cases.
We give you all the details you need about the different pathways to get residency and citizenship in the Netherlands here.
Can I legally rent out property on my visa in the Netherlands right now?
Your visa status in the Netherlands mainly affects whether you can live or work in the country, not whether a property you own can be rented out, so foreigners can generally rent out Dutch property regardless of their immigration status.
You do not need to live in the Netherlands to rent out property there, and many foreign owners manage rentals from abroad, though you must still comply with municipal rental rules (especially for short-term holiday rentals), tax filing obligations, and any VvE restrictions on your building.
Important details for foreigners renting out property in the Netherlands include strict municipal limits on short-term rentals (Amsterdam caps holiday lets at 30 nights per year), regulated rent rules for many long-term tenancies, and the requirement to file Dutch taxes on rental income even as a non-resident.
We cover everything there is to know about buying and renting out in the Netherlands here.
Get fresh and reliable information about the market in the Netherlands
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
How does the buying process actually work step-by-step in the Netherlands?
What are the exact steps to buy property in the Netherlands right now?
The standard sequence to buy 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, optionally registering the contract at Kadaster for protection, attending the notary appointment for the deed of transfer, and finally having ownership recorded in the land register.
Physical presence is commonly required for the notary signing in the Netherlands, but some situations can be handled via power of attorney if you arrange this in advance with your notary and have properly legalized documentation.
The step that makes a Dutch property deal legally binding for both parties is typically when the 3-day cooling-off period expires after you have received the signed purchase agreement, though certain conditions (like financing clauses) may still allow exit until their deadlines pass.
From accepted offer to final registration at Kadaster, the typical timeline in the Netherlands ranges from about 6 to 12 weeks, depending on financing arrangements, inspection scheduling, and notary availability.
We have a document entirely dedicated to the whole buying process our pack about properties in the Netherlands.
Is it mandatory to get a lawyer or a notary to buy a property in the Netherlands right now?
A civil-law notary is mandatory to buy property in the Netherlands because only a Dutch notary can draft and execute the deed of transfer (leveringsakte), which must then be registered at Kadaster to complete the ownership transfer.
The key difference in the Netherlands is that the notary is a neutral public official who handles the legal formalities of the transfer, while a lawyer (advocaat) would represent your interests and review the deal from your perspective, but hiring a lawyer is optional rather than required.
One key item that should be explicitly included in your notary engagement scope for a Dutch property purchase is confirmation that they will check the Kadaster registers for liens, mortgages, and any other encumbrances before the transfer, and that they will handle the settlement of funds between all parties.
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.
What checks should I run so I don't buy a problem property in the Netherlands?
How do I verify title and ownership history in the Netherlands right now?
The official registry you should use to verify title and ownership history in the Netherlands is Kadaster, the Dutch land registry, where you can order ownership information extracts that show the legal owner, the type of right being sold, and any registered encumbrances.
The key document to request is a Kadaster "eigendomsinformatie" (ownership information) extract, which confirms who legally owns the property and what right is being transferred (house, apartment right, or parcel).
A realistic look-back period for ownership history checks in the Netherlands is typically 20 to 30 years, which allows you to see multiple transactions and identify any patterns of disputes, though your notary will check the full registered history as part of their due diligence.
A clear red flag that should stop or pause a purchase in the Netherlands is any registered attachment (beslag), ongoing legal dispute, or unclear chain of title that suggests the seller may not have full authority to transfer the property.
You will find here the list of classic mistakes people make when buying a property in the Netherlands.
How do I confirm there are no liens in the Netherlands right now?
The standard way to confirm there are no liens or encumbrances on a property in the Netherlands is to order a "hypotheekinformatie" (mortgage information) extract from Kadaster, combined with the checks your notary performs as part of the transfer process.
A common type of lien that buyers should specifically ask about in the Netherlands is a registered mortgage (hypotheek) from the seller's bank, which must be discharged at or before the transfer, as well as any attachments (beslagen) from creditors or tax authorities.
The single best proof of lien status in the Netherlands is a recent Kadaster extract showing all registered mortgages and attachments, combined with a written statement from your notary confirming they have verified the registers and will ensure clear title at transfer.
How do I check zoning and permitted use in the Netherlands right now?
The authority to check zoning and permitted use for a property in the Netherlands is the local municipality (gemeente), which maintains the zoning plan (bestemmingsplan or the newer omgevingsplan under the Environment and Planning Act) for every address in its territory.
The document that confirms zoning classification in the Netherlands is the relevant section of the municipal zoning plan or omgevingsplan, which you can often view online through the national "Ruimtelijkeplannen.nl" website or request directly from the municipality.
A common zoning pitfall that foreign buyers miss in the Netherlands is purchasing a property listed as residential when there are restrictions on short-term holiday rentals, home businesses, or building modifications, so always check whether your intended use is actually permitted under the local plan.
Buying real estate in the Netherlands can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Can I get a mortgage as a foreigner in the Netherlands, and on what terms?
Do banks lend to foreigners for homes in the Netherlands in 2026?
As of early 2026, Dutch banks do lend to foreigners for residential property purchases in the Netherlands, though the process is typically easier if you already live in the country and earn income that a Dutch lender can underwrite.
Foreign borrowers in the Netherlands commonly see loan-to-value (LTV) ratios ranging from about 60% to 90%, with non-residents typically receiving lower LTVs around 60% to 70% and residents with stable Dutch income sometimes qualifying for up to 100% on owner-occupied homes under certain conditions.
The single most important eligibility factor for foreigner mortgages in the Netherlands is having verifiable, stable income that the bank can underwrite, which typically means a Dutch employment contract, but some lenders will consider international income with stricter documentation and lower LTV.
You can also read our latest update about mortgage and interest rates in The Netherlands.
Which banks are most foreigner-friendly in the Netherlands in 2026?
As of early 2026, the most foreigner-friendly banks for mortgages in the Netherlands are typically ABN AMRO (which has strong expat-focused services), ING, and Rabobank, along with various non-bank lenders accessible through mortgage advisers.
What makes these banks more foreigner-friendly in the Netherlands is their experience processing international documentation, English-language services, and willingness to underwrite non-standard employment situations like international contracts or self-employment abroad.
These banks in the Netherlands can lend to non-residents (buyers without Dutch residency), but typically at more conservative terms with lower LTV ratios, higher documentation requirements, and sometimes stricter income verification than they apply to residents.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in the Netherlands.
What mortgage rates are foreigners offered in the Netherlands in 2026?
As of early 2026, typical mortgage interest rates for foreigners in the Netherlands range from about 3.3% to 4.3% for owner-occupied properties, depending on the fixed-rate period, loan-to-value ratio, whether you qualify for NHG (the national mortgage guarantee), and your income profile.
In the Netherlands, fixed-rate mortgages are much more common than variable rates, and you can typically fix for 5, 10, 15, 20, or even 30 years, with shorter fixed periods generally offering slightly lower rates and longer periods providing more payment certainty at a modest premium.
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 will taxes, fees, and ongoing costs look like in the Netherlands?
What are the total closing costs as a percent in the Netherlands in 2026?
Total closing costs for buying an existing home in the Netherlands in 2026 typically run between 4% and 6% of the purchase price for owner-occupiers, and can reach 10% to 12% for non-owner-occupied properties due to higher transfer tax.
The realistic range covers most standard transactions in the Netherlands: at the low end, a first-time buyer under 35 might pay closer to 2% to 3% (benefiting from 0% transfer tax), while investors buying rental properties face 8% transfer tax plus other fees.
The specific fee categories that make up closing costs in the Netherlands include transfer tax (overdrachtsbelasting), notary fees for the deed of transfer and mortgage deed, valuation (taxatie) costs, mortgage advice and arrangement fees, and optionally a building inspection.
Transfer tax is by far the largest single contributor to closing costs in the Netherlands, at 2% for owner-occupiers or 8% for non-owner-occupied homes in 2026, dwarfing notary and other fees which typically total 2,000 to 5,000 euros combined.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in the Netherlands.
What annual property tax should I budget in the Netherlands in 2026?
As of early 2026, Dutch homeowners should budget around 1,850 euros per year (roughly 1,900 USD or 1,750 EUR equivalent) for local taxes, which include municipal property tax (OZB), water board levies (waterschapsbelasting), and waste collection fees, though this varies significantly by municipality.
Annual property tax in the Netherlands is assessed primarily on the WOZ value (Waardering Onroerende Zaken), which is a government-determined property valuation updated each year, with the municipal OZB rate applied as a percentage of this value, plus fixed or value-based charges from water boards.
How is rental income taxed for foreigners in the Netherlands in 2026?
As of early 2026, rental income from Dutch property owned by non-resident foreigners is typically taxed under the "Box 3" wealth tax system, which means you pay tax on a deemed return on your net assets (including Dutch real estate) rather than on actual rental income, with rates effectively ranging from about 0.5% to 1.7% of the property value depending on your total Box 3 wealth.
Foreign owners of Dutch rental property must file an annual Dutch tax return (usually a "non-resident taxpayer" return), declaring the property value, and the tax is calculated on the deemed return rather than requiring detailed income and expense accounting.
What insurance is common and how much in the Netherlands in 2026?
As of early 2026, typical annual home insurance premiums in the Netherlands range from about 300 to 900 euros (roughly 310 to 930 USD or 300 to 900 EUR) for combined building and contents coverage, depending on property size, location, and coverage level.
The most common type of property insurance that owners carry in the Netherlands is opstalverzekering (building insurance), which covers the structure against fire, storm, and water damage, though for apartments the VvE (owners' association) often carries building insurance collectively.
The biggest factor that makes insurance premiums higher or lower for the same property type in the Netherlands is the property's location and flood risk, with homes in low-lying polders or near rivers sometimes facing higher premiums, along with the value of the property and chosen deductible level.
Get the full checklist for your due diligence in the Netherlands
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
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 Administration) | The official tax authority that sets legally binding tax rates in the Netherlands. | We used it to state the 2% owner-occupier transfer tax rate and explain the overall tax framework. We anchored our closing cost calculations on these official percentages. |
| Kadaster (Dutch Land Registry) | The official land registry and source of truth on property ownership in the Netherlands. | We used it to explain when ownership actually transfers (after notarial deed registration). We based our verification and due diligence guidance on their processes. |
| Rijksoverheid (Dutch Government) | The central government's official guidance on homebuying consumer rights. | We used it to describe the legally protected 3-day cooling-off period. We built this into our step-by-step buying timeline. |
| IND (Immigration and Naturalisation Service) | The official immigration authority that grants residence rights in the Netherlands. | We used it to clarify that property ownership does not grant residency. We separated immigration rules from property ownership throughout the article. |
| Government.nl (RNI/BSN guidance) | The Dutch government's official guidance on obtaining a BSN as a non-resident. | We used it to explain when foreign buyers need a BSN and how to obtain one. We incorporated this into our practical setup checklist. |
| Ondernemersplein (Government Business Portal) | An official government portal summarizing enacted regulatory changes. | We used it to confirm the January 2026 change to 8% transfer tax for non-owner-occupied homes. We updated our investor cost calculations accordingly. |
| KNB (Royal Dutch Notarial Association) | The professional body for civil-law notaries who execute property transfers daily. | We used it as a legal practice cross-check on the 8% rate for 2026. We also referenced notarial fee ranges and practices. |
| Rijksoverheid (NHG announcement) | An official government announcement on the national mortgage guarantee scheme. | We used it to state the 2026 NHG cap of 470,000 euros and 0.4% premium. We explained how NHG can reduce mortgage interest rates. |
| NHG (National Mortgage Guarantee) | The scheme operator that publishes binding thresholds and eligibility rules. | We used it to cross-check the cap and understand how it is calculated. We explained the energy-saving measures higher limit concept. |
| VNG (Association of Netherlands Municipalities) | Aggregates municipal taxation data and cites COELO's authoritative dataset. | We used it to anchor an annual local taxes budget of about 1,772 euros in 2025. We projected this forward to create our 2026 estimate of around 1,850 euros. |
| COELO (Atlas of Local Burdens) | An academic research center compiling nationwide local tax data for decades. | We used it as the underlying methodology for municipal and water board burden estimates. We triangulated what is normal across Dutch municipalities. |
| ECB Data Portal | The central bank dataset for harmonized euro-area interest rate statistics. | We used it to anchor the mortgage rate environment entering 2026. We translated ECB data into realistic borrower rate ranges. |
| DNB (De Nederlandsche Bank) | The Dutch central bank publishing official national financial statistics. | We used it to validate where Dutch mortgage pricing has been in recent years. We used it as a second authoritative check alongside ECB data. |
| Business.gov.nl | An official Dutch government information portal with regulator-reviewed content. | We used it to confirm the notary's role in submitting deeds to Kadaster. We cross-checked mandatory steps in the buying process. |
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.