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
Newly built homes in the Netherlands currently cost €34,000 more on average than resale properties but offer significantly better energy efficiency, lower maintenance costs, and mortgage advantages. New builds typically feature energy label A or higher, resulting in monthly utility bills of €100-150 compared to €200-300 for older homes, while resale properties offer faster closing times and established neighborhoods.
If you want to go deeper, you can check our pack of documents related to the real estate market in the Netherlands, based on reliable facts and data, not opinions or rumors.
New build properties in the Netherlands average €504,000 versus €470,000 for resales as of September 2025, with superior energy efficiency but longer delivery times.
The choice between new build and resale depends on your priorities: immediate occupancy and established neighborhoods favor resales, while energy efficiency and lower long-term costs favor new builds.
| Factor | New Build | Resale |
|---|---|---|
| Average Price (2025) | €504,000 | €470,000 |
| Delivery Time | 12-24 months | 27-48 days |
| Energy Label | A/A+++ | C-G typical |
| Monthly Utilities | €100-150 | €200-300+ |
| Transfer Tax | 0% | 2% (0% for first-time buyers) |
| 10-Year Maintenance | €10-20/m²/year | €30-60/m²/year |
| Customization Options | High | Low (post-purchase only) |
How much more expensive per square meter is a newly built home compared to a resale in the Netherlands right now?
New build homes in the Netherlands cost approximately €34,000 more than resale properties on average as of September 2025.
The average price for new builds reached €504,000 compared to €470,000 for resale homes in the first quarter of 2025. This translates to roughly an 8-10% premium per square meter for new construction.
In major city centers like Amsterdam, new builds command even higher premiums, with prices reaching €7,963 per square meter compared to €7,200-7,700 for resales. The premium reflects superior build quality, energy efficiency, and modern amenities that new developments offer.
Regional variations exist, with some areas showing smaller price gaps between new and resale properties. However, the national trend consistently shows new builds commanding higher prices per square meter across all major Dutch markets.
It's something we develop in our Netherlands property pack.
What are the average waiting times for delivery of a new build versus the time it usually takes to close on a resale property?
New build properties require 12-24 months from contract signing to delivery, while resale properties close in just 27-48 days on average.
The lengthy new build timeline reflects the construction process, which varies depending on the project phase when you purchase. Off-plan purchases at the earliest stages may require waiting up to 24 months, while buying into projects already under construction might reduce waiting to 12-15 months.
Resale transactions move much faster, with most deals completing within 1-2 months. The Dutch resale market's efficiency allows for quick property transfers, assuming mortgage approval and legal checks proceed smoothly. Market conditions can affect these timelines, with competitive markets sometimes extending resale closing periods slightly.
Developer delays can extend new build timelines beyond initial estimates, making resales the obvious choice for buyers needing immediate occupancy.
How do energy label ratings differ between new builds and resale homes, and what does that mean in terms of monthly utility costs?
New builds almost universally receive energy label A or higher, while most resale homes built before 2000 carry labels ranging from C to G.
| Property Type | Typical Energy Label | Monthly Utility Costs |
|---|---|---|
| New Build (2020+) | A to A+++ | €100-150 |
| Recent Homes (2000-2019) | B to A | €150-200 |
| 1980s-1990s Homes | C to D | €200-250 |
| 1970s Homes | D to E | €250-300 |
| Pre-1970s Homes | E to G | €300+ |
New builds achieve superior energy efficiency through advanced insulation, heat pumps, and gas-free installations. A typical family in an energy label A new build pays €100-150 monthly for utilities, while comparable older homes may cost €200-300 or more.
The energy efficiency gap translates to annual savings of €1,200-2,400 for new build owners compared to older property owners. These savings help offset the higher purchase price over time, making new builds more cost-effective in the long run.
What taxes, fees, and subsidies apply differently to new builds versus resale properties in the Netherlands?
New builds have no transfer tax since VAT is already included in the purchase price, while resale properties incur 2% transfer tax for most buyers.
The tax difference creates immediate savings for new build buyers, eliminating the 2% transfer tax that typically adds €9,400 to a €470,000 resale purchase. VAT on new builds is already incorporated into the listed price, making the total cost transparent from the outset.
First-time buyers under 35 receive transfer tax exemption on resale purchases up to €525,000 as of 2025, leveling the playing field somewhat. This exemption makes resales more attractive for qualifying first-time buyers, potentially saving up to €10,500.
Energy-efficient properties, predominantly new builds, qualify for higher National Mortgage Guarantee (NHG) caps of €477,000 and various green subsidies. Additional grants and favorable loan terms are available for properties with superior energy ratings, benefiting new build buyers disproportionately.
Mortgage lenders offer 0.10-0.15% interest rate discounts for energy label A/B properties, almost exclusively benefiting new build purchases.
Don't lose money on your property in the Netherlands
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
How does the 2% transfer tax exemption for first-time buyers apply when purchasing a resale compared to a new build?
First-time buyers under 35 pay zero transfer tax on resale purchases up to €525,000, while new builds never incur transfer tax regardless of buyer status.
The first-time buyer exemption applies to resale properties purchased before the buyer's 36th birthday, with the property serving as their primary residence. This exemption can save up to €10,500 on a €525,000 purchase, making resales particularly attractive for qualifying young buyers.
New builds automatically avoid transfer tax since VAT is included in the purchase price instead. This means first-time buyers don't gain any additional tax advantage when choosing new builds over resales.
The exemption makes resale properties potentially more cost-effective for first-time buyers, especially when combined with the typically lower purchase prices of resale homes. However, buyers must meet strict criteria including age limits, primary residence requirements, and income thresholds.
Beyond age 35, the transfer tax exemption disappears for resale purchases, making new builds relatively more attractive from a tax perspective.
What are the typical maintenance costs in the first ten years for a new build compared to an older Dutch home from, say, the 1970s or 1980s?
New builds require €10-20 per square meter annually for maintenance in the first decade, while 1970s-1980s homes need €30-60 per square meter yearly.
The lower maintenance costs for new builds stem from comprehensive warranties covering major systems and structural elements. Most components remain under manufacturer warranty for 5-10 years, reducing unexpected repair expenses significantly.
Older homes from the 1970s-1980s face substantial renovation needs including roof replacements, insulation upgrades, heating system modernization, and window replacements. These improvements often cost €20,000-50,000 within the first decade of ownership.
New builds benefit from modern materials and construction techniques that require less frequent maintenance. Energy-efficient systems like heat pumps and advanced insulation reduce wear and tear on heating and cooling components.
The maintenance cost difference narrows after 10-15 years as new build warranties expire and older homes complete major renovations. However, the initial decade strongly favors new construction for maintenance affordability.
How much flexibility do buyers have in customizing layouts, finishes, or materials in new builds versus the renovations often needed in resales?
New builds offer extensive customization options during construction, while resales require post-purchase renovations that are typically more expensive and disruptive.
Buyers purchasing new builds off-plan or in early construction phases can modify layouts, select finishes, upgrade materials, and customize fixtures. These changes integrate seamlessly into the construction process, often at reasonable additional costs.
Common new build customizations include kitchen upgrades, bathroom fixtures, flooring choices, paint colors, and smart home technology integration. Some developers allow structural modifications like removing non-load-bearing walls or adding storage solutions.
Resale property customization requires renovation after purchase, involving permits, contractors, and potential structural limitations. Renovation costs typically exceed new build upgrade costs by 20-40% due to demolition, waste removal, and working within existing constraints.
It's something we develop in our Netherlands property pack.
What resale value trends exist for new builds compared to older properties in Dutch cities like Amsterdam, Rotterdam, Utrecht, or The Hague?
New builds typically appreciate slower initially due to buying at a premium but maintain stable long-term value through energy efficiency and low maintenance requirements.
The first 3-5 years often see modest appreciation for new builds as the initial premium gradually aligns with market values. However, energy-efficient new builds increasingly outperform older properties as energy costs rise and environmental regulations tighten.
Established neighborhoods in Amsterdam, Rotterdam, Utrecht, and The Hague show strong appreciation for well-maintained older properties, especially those with period charm and prime locations. Historic properties in city centers often appreciate faster than new builds on the periphery.
New builds in emerging districts may lag behind established areas initially but can experience rapid appreciation as neighborhoods mature and infrastructure develops. The Zuidas in Amsterdam and Kop van Zuid in Rotterdam exemplify this pattern.
Energy label requirements and sustainability mandates increasingly favor new builds for long-term value retention. Properties with poor energy labels face growing market resistance and potential value depreciation.
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 do mortgage lenders in the Netherlands treat energy-efficient new builds compared to resales in terms of maximum borrowing and interest rate discounts?
Dutch mortgage lenders offer 0.10-0.15% interest rate discounts and higher borrowing limits for energy label A/B properties, predominantly benefiting new build purchases.
Major lenders including ABN AMRO, ING, and Rabobank provide "green mortgages" with preferential rates for energy-efficient properties. These discounts apply throughout the mortgage term, generating thousands of euros in interest savings over 30 years.
Energy-efficient properties also qualify for higher loan-to-value ratios and increased borrowing capacity. Lenders recognize the lower utility costs of efficient homes, allowing buyers to qualify for larger mortgages based on reduced monthly housing expenses.
Older properties with poor energy labels face borrowing restrictions unless buyers commit to energy improvements. Some lenders require renovation plans and cost estimates before approving full mortgage amounts for inefficient properties.
The National Mortgage Guarantee (NHG) offers higher guarantee limits for energy-efficient properties, currently €477,000 compared to standard limits. This enhanced guarantee reduces lender risk and improves mortgage terms for qualifying properties.
What are the typical homeowners association (VvE) fees in apartment new builds compared to older apartments?
New build apartment developments charge €120-180 monthly for VvE fees on average, while older apartment buildings range from €150-250+ monthly.
New builds initially have lower VvE fees due to minimal maintenance requirements and warranties covering major building systems. However, these fees typically include reserves for future maintenance as building components age.
Older apartment buildings face higher VvE fees due to ongoing renovations, energy transition requirements, and aging infrastructure. Buildings from the 1960s-1980s often require substantial investments in insulation, heating systems, and facade improvements.
The energy transition mandate particularly affects older buildings, with VvE fees rising to fund heat pump installations, insulation upgrades, and electrical system improvements. These costs can temporarily spike VvE fees by €50-100 monthly during renovation periods.
New build developments often feature more amenities like gyms, bike storage, and concierge services that increase VvE fees but add property value. The fee structure in new builds is typically more predictable and transparent than in older buildings.
How does the location of new developments compare with established neighborhoods in terms of transport, schools, and amenities?
New developments often locate on city peripheries or redeveloped industrial zones with good transport links but fewer established amenities, while older neighborhoods offer mature infrastructure and walkable services.
Many new developments integrate with public transport networks, featuring nearby train stations, metro stops, or dedicated bus routes. Areas like Leidsche Rijn in Utrecht and IJburg in Amsterdam exemplify well-connected new districts with planned transport infrastructure.
New developments typically include planned schools, shopping centers, and recreational facilities, but these may take years to fully develop. Early residents might face limited local amenities during the neighborhood's initial phases.
Established neighborhoods offer immediate access to mature amenities including historic city centers, established restaurants, cultural venues, and specialized shops. The walkability and character of older areas often surpass new developments.
School quality varies between areas, with some new developments featuring purpose-built educational facilities while others rely on existing schools in neighboring areas. Established neighborhoods typically offer more school choice and proven track records.
It's something we develop in our Netherlands property pack.
What risks exist with buying off-plan new builds in the Netherlands, such as developer delays or bankruptcy, compared with risks in resale transactions?
Off-plan new build purchases carry risks including construction delays, specification changes, and potential developer insolvency, while resale transactions face fewer uncertainties but competitive bidding pressures.
Developer delays of 6-12 months beyond promised completion dates occur frequently in the Dutch market. These delays can disrupt moving plans, require temporary housing arrangements, and potentially increase overall costs for buyers.
Developer bankruptcy, while uncommon, poses significant risks for off-plan buyers. Dutch law provides some protection through deposit guarantees, but buyers may face lengthy legal processes and potential financial losses.
Specification changes during construction can disappoint buyers who expected certain finishes or features. Developers may substitute materials or modify layouts due to cost considerations or supply chain issues.
Resale transactions carry different risks including hidden defects, competitive overbidding, and potential gazumping in hot markets. However, these risks are generally more predictable and manageable than construction-related uncertainties.
Professional inspections and surveys can identify most resale property issues before purchase, while off-plan buyers must rely on developer reputation and contract terms for protection.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
The choice between new build and resale properties in the Netherlands depends on your priorities, timeline, and budget.
New builds offer superior energy efficiency, lower maintenance costs, and modern amenities but require longer waiting times and higher upfront costs, while resales provide immediate occupancy, established neighborhoods, and potentially better value for first-time buyers under 35.
Sources
- CBS Netherlands - More New Build Homes Sold
- DMF - Dutch Housing Market Q1 2025
- Dutch Review - Buying Old vs New House Netherlands
- Mister Mortgage - Newly Built Mortgage Netherlands
- Verra - First Time Buyer Exemption 2025
- Dutch News - Housing Market Changes 2025
- Expat Republic - New Build vs Existing Homes
- NIBC - Energy Efficient Homes Discount
- I Am Expat - Buying Newly Built Home Netherlands
- Makelaar Amsterdam - Housing Market