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
Buying a home in the Netherlands as a foreigner can feel overwhelming when you realize that the advertised price is just the beginning.
Transfer taxes, notary fees, and a maze of other costs can add thousands of euros to your final bill, and the rules changed significantly in January 2026.
This guide breaks down every cost, tax, and fee you will face, so you can budget with confidence and avoid surprises.
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.
We constantly update this blog post to reflect the latest tax changes and market conditions in the Netherlands.
Overall, how much extra should I budget on top of the purchase price in the Netherlands in 2026?
How much are total buyer closing costs in the Netherlands in 2026?
As of early 2026, total buyer closing costs in the Netherlands typically range from 4% to 6% of the purchase price for owner-occupiers, which on a 400,000 euro home means roughly 16,000 to 24,000 euros (about 17,500 to 26,000 USD or 15,000 to 22,500 EUR at current exchange rates).
The minimum extra budget possible is around 2% to 3% of the purchase price, or approximately 8,000 to 12,000 euros on a 400,000 euro property, but this only applies if you qualify for the first-time buyer transfer tax exemption and skip optional services like a buyer's agent.
The maximum extra budget buyers should realistically plan for is 10% to 12% of the purchase price, which on a 400,000 euro home could mean 40,000 to 48,000 euros (roughly 44,000 to 52,500 USD), especially if you are buying as an investor subject to the higher 8% transfer tax rate.
The main factors that determine whether your closing costs fall at the low or high end include whether the property is your main residence (2% transfer tax) or an investment (8% transfer tax), your age and eligibility for the starter exemption, and whether you hire a buyer's agent or need a mortgage with associated fees.
What's the usual total % of fees and taxes over the purchase price in the Netherlands?
The estimated usual total percentage of fees and taxes over the purchase price in the Netherlands is around 5% to 6% for a typical owner-occupier buying an existing home with a mortgage.
The realistic low-to-high percentage range that covers most standard property transactions in the Netherlands is 2% to 12%, with the wide spread driven almost entirely by whether you pay 0%, 2%, or 8% transfer tax.
Of that total percentage, government taxes (primarily the transfer tax) typically account for 2% to 8%, while professional service fees like notary costs, valuation, and mortgage advice usually add another 2% to 4% depending on your choices.
By the way, you will find much more detailed data in our property pack covering the real estate market in the Netherlands.
What costs are always mandatory when buying in the Netherlands in 2026?
As of early 2026, the mandatory costs when buying property in the Netherlands include the notary fee for the transfer deed (typically 500 to 1,000 euros), Kadaster land registry fees (around 100 to 180 euros per deed), and the transfer tax unless you qualify for an exemption.
Costs that are optional but highly recommended include a building inspection (around 400 to 600 euros), a buyer's agent or aankoopmakelaar (typically 1% to 2% of the purchase price or a fixed fee of 3,000 to 5,000 euros), and a property valuation if required by your mortgage lender (usually 500 to 900 euros).
What taxes do I pay when buying a property in the Netherlands in 2026?
What is the property transfer tax rate in the Netherlands in 2026?
As of early 2026, the property transfer tax rate in the Netherlands is 2% of the purchase price if the property will be your main residence, or 8% if you are buying a second home, holiday property, or investment rental.
There are no extra transfer taxes specifically for foreigners buying property in the Netherlands, as the tax rate depends entirely on how you intend to use the property rather than your nationality or residency status.
Buyers typically do not pay VAT on residential resale properties in the Netherlands because transfer tax applies instead, though new-build properties sold by developers may include VAT (21%) in the purchase price rather than being subject to transfer tax.
The Netherlands does not have a separate "stamp duty" like some other countries, as the transfer tax (overdrachtsbelasting) is the main one-time tax paid at the moment the notarial deed is registered.
Are there tax exemptions or reduced rates for first-time buyers in the Netherlands?
First-time buyers aged 18 to 35 in the Netherlands can qualify for a complete transfer tax exemption (0%) when purchasing a property priced up to 555,000 euros in 2026, provided it will be their main residence and they have never used this exemption before.
If you buy property through a company instead of as an individual, you will generally pay transfer tax at 8% for residential property or 10.4% for commercial property, and the transaction may also trigger additional corporate tax implications.
There is a significant tax difference between new-build and resale properties: resale homes are subject to transfer tax (2% or 8%), while new-builds typically have 21% VAT included in the developer's price rather than a separate transfer tax at closing.
To qualify for the first-time buyer exemption in the Netherlands, you must be between 18 and 35 years old at the time of transfer, intend to live in the property yourself, and the purchase price must not exceed the 555,000 euro threshold for 2026.
Which professional fees will I pay as a buyer in the Netherlands in 2026?
How much does a notary or conveyancing lawyer cost in the Netherlands in 2026?
As of early 2026, notary fees in the Netherlands typically range from 1,000 to 2,000 euros (roughly 1,100 to 2,200 USD or 950 to 1,900 EUR) for a standard residential purchase including both the transfer deed and mortgage deed.
Notary fees in the Netherlands are usually charged as a combination of flat rates for specific services rather than a percentage of the property price, though more complex transactions may cost more.
Translation or interpreter services for foreign buyers who do not speak Dutch typically cost between 250 and 700 euros (roughly 275 to 770 USD) when required for the notary signing appointment.
A tax advisor is not always necessary for a simple owner-occupied purchase but becomes valuable if you are buying as an investor or through a company, with fees typically ranging from 300 to 1,500 euros (330 to 1,650 USD) depending on complexity.
We have a whole part dedicated to these topics in our our real estate pack about the Netherlands.
What's the typical real estate agent fee in the Netherlands in 2026?
As of early 2026, a buyer's agent (aankoopmakelaar) in the Netherlands typically charges between 1% and 2% of the purchase price or a fixed fee of 3,000 to 5,000 euros (roughly 3,300 to 5,500 USD or 2,850 to 4,750 EUR).
In the Netherlands, buyers pay their own buyer's agent if they choose to hire one, while sellers pay their own selling agent separately, so you are never responsible for the other party's agent fees.
The realistic low-to-high range for buyer's agent fees in the Netherlands is from around 2,500 euros for basic services in smaller cities to over 10,000 euros in Amsterdam for high-end properties with full-service support.
How much do legal checks cost (title, liens, permits) in the Netherlands?
Legal checks for title, liens, and permits in the Netherlands are largely handled through the notary process and Kadaster extracts, with additional document requests typically costing between 0 and 500 euros (0 to 550 USD) beyond the standard notary package.
The property valuation fee (taxatierapport) required by most mortgage lenders in the Netherlands typically costs between 500 and 900 euros (550 to 990 USD or 475 to 855 EUR) in 2026.
The most critical legal check you should never skip in the Netherlands is the review of VvE (homeowners association) documents for apartments, as these reveal mandatory reserve funds, planned maintenance, and potential special assessments that could cost thousands of euros.
Buying a property with hidden issues is something we mention in our list of risks and pitfalls people face when buying real estate in the Netherlands.
What hidden or surprise costs should I watch for in the Netherlands right now?
What are the most common unexpected fees buyers discover in the Netherlands?
The most common unexpected fees buyers discover in the Netherlands include VvE special assessments for apartment maintenance (which can run into thousands of euros), erfpacht ground lease costs in cities like Amsterdam (annual fees of 1,000 to 5,000 euros or more), and bank guarantee fees if you cannot pay the 10% deposit in cash (typically 1% of the guarantee amount).
Yes, there can be unpaid property debts a buyer could inherit in the Netherlands, particularly unpaid VvE contributions or municipal levies, though the notary settlement process is designed to catch and settle most of these before transfer.
Scams with fake listings or fake fees do occur in the Netherlands, often targeting expats through requests for "viewing deposits" or pressure to wire money to non-notary accounts, which you can avoid by only ever paying large sums through your notary's official client account.
Fees usually not disclosed upfront by sellers or agents in the Netherlands include future VvE maintenance costs, erfpacht canon reset rules, and the full scope of municipal taxes that can vary significantly between municipalities.
In our property pack covering the property buying process in the Netherlands, we go into details so you can avoid these pitfalls.
Are there extra fees if the property has a tenant in the Netherlands?
If you buy a property with a sitting tenant in the Netherlands, extra fees may include additional legal review costs (200 to 750 euros) and potentially a lower purchase price reflecting the reduced flexibility, though there is no specific "tenanted property tax."
When purchasing a tenanted property in the Netherlands, you inherit all legal obligations from the existing lease, including rent protection rules that make it very difficult to terminate contracts for long-term tenants in regulated housing.
Terminating an existing lease immediately after purchase is generally not possible in the Netherlands for regulated rental contracts, as Dutch tenant protection laws require valid legal grounds such as personal use or major renovation, often with lengthy notice periods and potential compensation.
A sitting tenant typically reduces a property's market value in the Netherlands by 10% to 30% depending on the lease type and rent level, which can work in your favor as a buyer but limits your options for personal use or resale.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in the Netherlands.
Which fees are negotiable, and who really pays what in the Netherlands?
Which closing costs are negotiable in the Netherlands right now?
The negotiable closing costs in the Netherlands include the notary's service fee (not the Kadaster fees they pass through), buyer's agent commission, mortgage advisor fees, and the scope of optional services like building inspections.
Closing costs that are fixed by law or regulation and cannot be negotiated in the Netherlands include the transfer tax rate (2% or 8%), Kadaster registration fees (set by official tariff), and the basic requirements for a valid property transfer.
Buyers can typically achieve a 10% to 20% reduction on negotiable fees in the Netherlands by comparing quotes from multiple notaries, choosing execution-only mortgage services, or negotiating fixed-fee arrangements with buyer's agents.
Can I ask the seller to cover some closing costs in the Netherlands?
The likelihood of a seller agreeing to cover closing costs in the Netherlands is generally low in the current market, as Dutch transactions typically price everything into the purchase amount rather than itemizing separate seller contributions.
Sellers in the Netherlands are most commonly willing to cover small items like their share of prorated municipal taxes or minor repairs identified in inspections, but rarely agree to pay transfer tax or buyer's notary fees.
Sellers become more likely to accept covering some closing costs in the Netherlands when the property has been on the market for an extended period, during buyer-friendly market conditions, or when they are motivated by a quick sale timeline.
Is price bargaining common in the Netherlands in 2026?
As of early 2026, price bargaining in the Netherlands remains challenging in popular areas where many properties still sell at or above asking price, though slower-moving listings in less competitive locations offer more room for negotiation.
Buyers in the Netherlands typically negotiate anywhere from 0% (for hot listings that go above asking) to around 5% below asking price on average listings, with stale properties sometimes seeing discounts of 5% to 10% or roughly 20,000 to 40,000 euros on a 400,000 euro home.
What monthly, quarterly or annual costs will I pay as an owner in the Netherlands?
What's the realistic monthly owner budget in the Netherlands right now?
A realistic monthly owner budget in the Netherlands (excluding mortgage payments) is approximately 200 to 400 euros (220 to 440 USD or 190 to 380 EUR) for a typical house, covering municipal taxes, insurance, and basic maintenance reserves.
The main recurring expense categories that make up this monthly budget in the Netherlands include OZB property tax, water board levies, waste collection fees, home insurance, and a maintenance reserve for repairs.
The realistic low-to-high range for monthly owner costs in the Netherlands is around 150 euros for a small apartment in a low-tax municipality to over 600 euros (660 USD) for a large apartment with high VvE contributions in an expensive city.
The cost that tends to vary the most in the Netherlands is the VvE service charge for apartments, which can range from 100 to 500 euros monthly depending on building age, amenities, and planned maintenance work.
You can see how this budget affect your gross and rental yields in the Netherlands here.
What is the annual property tax amount in the Netherlands in 2026?
As of early 2026, annual property taxes in the Netherlands (combining OZB, water board levies, and waste fees) average around 1,000 euros per household (roughly 1,100 USD or 950 EUR), though this varies significantly by municipality.
The realistic low-to-high range for annual property taxes in the Netherlands is from approximately 700 euros in lower-cost municipalities to over 1,500 euros (1,650 USD) in more expensive areas like Wassenaar or Bloemendaal.
Property tax in the Netherlands is calculated primarily using the WOZ value (a government-assessed property valuation updated annually), with each municipality applying its own OZB rate as a percentage of this value.
Exemptions or reductions on property taxes in the Netherlands may be available for certain groups such as low-income households or properties with specific environmental features, though these vary by municipality and require individual application.
If I rent it out, what extra taxes and fees apply in the Netherlands in 2026?
What tax rate applies to rental income in the Netherlands in 2026?
As of early 2026, rental income from Dutch property is typically taxed under the Box 3 wealth tax system at a flat rate of 36% on a deemed return (around 6% for real estate assets), rather than on your actual rental income.
Landlords in the Netherlands cannot directly deduct expenses from rental income in the typical way because Box 3 taxes a fictional return rather than actual profit, though qualifying debts (like a mortgage) reduce your taxable asset base.
The realistic effective tax rate after accounting for the Box 3 system typically works out to roughly 1% to 2% of the property value per year for typical landlords in the Netherlands, depending on their total wealth and debt structure.
Foreign property owners generally pay the same Box 3 rates as Dutch residents on their Dutch real estate, though non-residents file a specific non-resident taxpayer return and may benefit from tax treaty provisions.
Do I pay tax on short-term rentals in the Netherlands in 2026?
As of early 2026, short-term rentals (such as Airbnb) in the Netherlands are subject to 21% VAT on the accommodation fee, a significant increase from the previous 9% rate that applied before January 2026.
Short-term rental income is indeed taxed differently than long-term rental income in the Netherlands because it triggers VAT obligations and may be considered business income rather than passive Box 3 investment income depending on the scale and frequency of your rentals.
If I sell later, what taxes and fees will I pay in the Netherlands in 2026?
What's the total cost of selling as a % of price in the Netherlands in 2026?
As of early 2026, the total cost of selling a property in the Netherlands typically ranges from 1% to 3% of the sale price, with the main expense being the real estate agent's commission.
The realistic low-to-high percentage range for total selling costs in the Netherlands is from about 0.5% if you sell without an agent to around 3.5% when using a full-service broker with premium marketing.
The specific cost categories that make up selling expenses in the Netherlands include the selling agent's commission (typically 1% to 1.5%), startup costs for marketing (300 to 700 euros), energy label certification (around 100 to 400 euros), and potentially early mortgage repayment fees.
The single largest contributor to selling expenses in the Netherlands is almost always the real estate agent's commission, which averages around 1.1% to 1.3% of the sale price or approximately 4,000 to 6,000 euros on an average Dutch home.
What capital gains tax applies when selling in the Netherlands in 2026?
As of early 2026, there is no traditional capital gains tax on the sale of your primary residence in the Netherlands, meaning you do not pay a separate tax on the profit you make when selling your own home.
The main exemption to capital gains considerations in the Netherlands is the primary residence rule, where selling your main home triggers no profit tax at the moment of sale, though any equity released may affect your wealth position in Box 3 later.
Foreigners do not pay extra taxes or a different capital gains rate when selling property in the Netherlands compared to Dutch residents, as the tax treatment depends on the property's use (main residence versus investment) rather than the owner's nationality.
For investment properties held in Box 3, there is no capital gain calculation based on sale price minus purchase price, as the Dutch system taxes a deemed annual return on your net asset value rather than actual realized gains at the point of sale.
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) | Official government source for all Dutch tax rules and rates. | We used it to confirm transfer tax rates, Box 3 rules, and deduction eligibility. We also verified first-time buyer exemption conditions through their official guidance. |
| Government of the Netherlands | Central Dutch government portal explaining laws in plain language. | We used it to track the 2026 transfer tax changes and exemption thresholds. We also cross-referenced their announcements with Tax Authority documents. |
| Business.gov.nl | Official Dutch government business portal for regulatory updates. | We used it to confirm the VAT rate increase on short-stay accommodation to 21%. We also verified the investor transfer tax reduction to 8%. |
| Kadaster (Dutch Land Registry) | Official land registry setting registration fees and procedures. | We used their 2026 tariff list to price registry fees accurately. We also referenced their deed requirements for the mandatory cost section. |
| Vereniging Eigen Huis | National homeowners' association conducting annual surveys. | We used their 2026 municipal levy survey for average annual owner costs. We also referenced their erfpacht guidance for hidden cost warnings. |
| Rijksoverheid | Dutch government explaining legal obligations for homeowners. | We used it to explain VvE reserve fund requirements and tenant protection rules. We also verified apartment association legal obligations through their guidance. |
| Funda | Dominant Dutch housing platform used by most buyers and sellers. | We used their buyer's agent cost guide to set realistic fee ranges. We also referenced their market insights for negotiation context. |
| Independer | Major Dutch comparison platform publishing current consumer costs. | We used it for 2026 property valuation cost ranges. We also cross-checked mortgage-related fee estimates against their calculator. |
| ABN AMRO Research | Major Dutch bank with respected housing market research division. | We used their housing market monitor for 2026 negotiation climate insights. We also referenced their purchasing cost breakdown for typical buyer expenses. |
| Rabobank | Major Dutch bank publishing well-cited market research. | We used their quarterly reports to contextualize 2026 market conditions. We also cross-checked supply and demand dynamics for negotiation guidance. |