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 Dutch property market has seen prices rise nearly 8% since mid-2025, and foreigners are jumping back in after the brief dip of 2022 and 2023.
But the Netherlands has its own set of traps that catch newcomers off guard, from VvE reserve funds to foundation risks in older city housing.
We constantly update this blog post to reflect the latest data, rules, and lessons from real transactions.
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.
How risky is buying property in the Netherlands as a foreigner in 2026?
Can foreigners legally own properties in the Netherlands in 2026?
As of early 2026, foreigners can legally buy and own residential property in the Netherlands exactly the same way Dutch nationals do, with no special permits or restrictions based on nationality.
The only real condition that applies to everyone, Dutch or foreign, is that the property transfer must go through a civil-law notary and be registered in the Kadaster public land registry to make your ownership legally valid.
Because direct ownership is fully allowed in the Netherlands, foreigners do not need to use any special legal structures like trusts or local companies to buy a home, though some investors choose a Dutch BV (private limited company) for tax or liability reasons rather than legal necessity.
This open system means the risk for foreigners in the Netherlands is not about "permission to own" but about doing the process correctly and not getting tricked along the way.
What buyer rights do foreigners actually have in the Netherlands in 2026?
As of early 2026, foreigners in the Netherlands have the same legal buyer rights as Dutch citizens, including full contract enforcement, access to courts, and the right to register ownership in the public land registry.
If a seller breaches a purchase agreement in the Netherlands, a foreign buyer can go to Dutch civil court to demand specific performance (forcing the sale to complete) or claim damages, and the courts have a strong track record of enforcing these contracts fairly.
The most common right foreigners mistakenly assume they have in the Netherlands is automatic protection against a poorly managed VvE (owners' association) in apartments, when in reality the law requires reserves but many VvEs still underfund, and you inherit that problem as a buyer.
How strong is contract enforcement in the Netherlands right now?
Contract enforcement for real estate transactions in the Netherlands is among the strongest in the world, with the country ranking 9th out of 143 nations in the World Justice Project Rule of Law Index 2025, which is significantly better than popular markets like Spain, Portugal, or Italy where court delays are common.
The main weakness foreigners should watch for in the Netherlands is not the courts themselves but rather disputes that fall outside the formal system, such as verbal promises from agents about renovations or VvE approvals that were never put in writing and become difficult to enforce later.
By the way, we detail all the documents you need and what they mean in our property pack covering the Netherlands.
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.
Which scams target foreign buyers in the Netherlands right now?
Are scams against foreigners common in the Netherlands right now?
Real estate scams targeting foreigners in the Netherlands are not epidemic, but they do happen, with the Dutch Fraudehelpdesk recording over 63,000 fraud reports and 53 million euros in damages across all sectors in 2024, and property transactions are not immune.
The type of property transaction most frequently targeted by scammers in the Netherlands is the rental market (especially expats searching from abroad), but purchase scams do occur, particularly when buyers are pressured to pay "reservation fees" or deposits outside the notary escrow system.
The profile of foreign buyer most commonly targeted in the Netherlands is someone searching remotely, often in a hurry, with limited Dutch language skills and unfamiliarity with how the notary and Kadaster system actually works.
The single biggest warning sign that a deal may be a scam in the Netherlands is any request to send money anywhere other than the notary's official client account (derdengeldenrekening), especially if combined with urgency or a new bank account communicated by email.
What are the top three scams foreigners face in the Netherlands right now?
The top three scams foreigners most commonly face when buying property in the Netherlands are payment diversion (fake "reservation fees" or redirected deposits), fake or incomplete ownership claims (someone pretending to be the owner or hiding co-owners), and the VvE trap (sellers hiding weak reserves or upcoming major maintenance bills in apartments).
The most common scam, payment diversion, typically unfolds when a buyer receives an email that looks like it comes from the agent or notary with "updated" bank details, or gets pressured to pay a small "reservation fee" to a private account before any official process begins, and the money vanishes.
The single most effective protection for each scam is, respectively: only pay via the notary's derdengeldenrekening (call the notary on a known number to verify any bank details), order your own Kadaster ownership extract rather than trusting screenshots, and request and carefully review the VvE's financial statements and maintenance plan before you commit.
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 I verify the seller and ownership in the Netherlands without getting fooled?
How do I confirm the seller is the real owner in the Netherlands?
The standard verification process in the Netherlands is to order an official "eigendomsinformatie" extract directly from the Kadaster, which shows the registered owner, the type of right they hold, and any recorded restrictions on the property.
The official document foreigners should check is this Kadaster ownership extract, which you can order online yourself for a small fee, and it will show the exact legal owner as of the date of the extract.
The most common trick fake sellers use in the Netherlands is providing screenshots, partial PDFs, or "summaries" of ownership documents that can be easily edited, which is why ordering your own extract directly from Kadaster is essential, and while outright impersonation is rare, it does happen when buyers skip this step.
Where do I check liens or mortgages on a property in the Netherlands?
The official registry to check liens or mortgages on a property in the Netherlands is the Kadaster, specifically their "hypotheekinformatie" product, which shows all registered mortgages and any seizures or attachments recorded against the property.
When checking for liens in the Netherlands, you should request not just current mortgages but also any "beslagen" (seizures or attachments), because these can block the sale or create complications at closing if not cleared.
The type of encumbrance most commonly missed by foreign buyers in the Netherlands is erfpacht (ground lease), especially in Amsterdam, where buyers think they are purchasing the land but are actually buying a leasehold right with ongoing canon payments and specific conditions.
It's one of the aspects we cover in our our pack about the real estate market in the Netherlands.
How do I spot forged documents in the Netherlands right now?
The most common type of forged document in property scams in the Netherlands is a digitally altered ownership extract or energy label PDF, and while this sometimes happens in scam attempts, it is relatively rare in legitimate transactions because the notary and registry systems provide independent verification.
Specific red flags that indicate a document may be forged in the Netherlands include inconsistent fonts, blurry stamps, recent creation dates on supposedly older documents, and any reluctance by the seller or agent to let you verify details directly with the issuing authority.
The official verification method in the Netherlands is simple: order your own Kadaster extracts rather than accepting provided copies, verify energy labels through the official EP-Online database, and confirm any payment details by calling the notary on a phone number you found independently.
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 "grey-area" practices should I watch for in the Netherlands?
What hidden costs surprise foreigners when buying a property in the Netherlands?
The three most common hidden costs foreigners overlook in the Netherlands are transfer tax (overdrachtsbelasting) at 2% for owner-occupied homes or higher for non-main residences, notary and registration fees typically running 1,500 to 3,000 euros (around 1,600 to 3,200 USD), and VvE service charges plus potential special assessments for apartments that can add hundreds of euros monthly.
The hidden cost most often deliberately concealed by sellers or agents in the Netherlands is weak VvE reserves or upcoming major maintenance work in apartments, and this sometimes happens because agents want the deal to close quickly without the buyer digging into the association's financial health.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in the Netherlands.
Are "cash under the table" requests common in the Netherlands right now?
Cash under the table requests in mainstream residential property transactions in the Netherlands are uncommon, because the mandatory notary involvement and bank transfer trail make undeclared payments difficult and risky for both parties.
When pressure for off-books payments does occur in the Netherlands, the typical reason given is to "speed things up" or avoid some minor cost, but it often signals either an inexperienced amateur seller or, worse, an attempt to create a transaction trail that disadvantages you later.
If a foreigner agrees to an undeclared cash payment in the Netherlands, they face serious legal risks including tax fraud charges, loss of legal recourse if disputes arise, and potential money laundering investigations, all of which can result in fines, prosecution, or voided transactions.
Are side agreements used to bypass rules in the Netherlands right now?
Side agreements in Dutch property transactions are not common for cash-related evasion, but they sometimes happen for "condition management," such as informal promises about renovations, extensions, or VvE approvals that are not reflected in the official contract.
The most common type of side agreement in the Netherlands involves verbal assurances that "the municipality will allow this extension" or "the VvE will approve your renovation," neither of which may be true when you actually check the official Omgevingsloket planning portal or VvE house rules.
If a side agreement is discovered by authorities in the Netherlands, consequences can include voided permits, required demolition of unauthorized work, fines, and in severe cases, contract rescission or fraud charges if the agreement was designed to deceive tax or planning authorities.
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.
Can I trust real estate agents in the Netherlands in 2026?
Are real estate agents regulated in the Netherlands in 2026?
As of early 2026, real estate agents in the Netherlands are not regulated by a protected title, meaning anyone can legally call themselves a "makelaar" without any certification, which is a key risk foreigners need to understand before hiring anyone.
A legitimate real estate agent in the Netherlands should ideally be a member of a recognized professional body like NVM (Dutch Association of Real Estate Brokers), VBO, or VastgoedPRO, which requires adherence to codes of conduct, complaint procedures, and professional standards.
Foreigners can verify whether an agent is properly registered in the Netherlands by checking the NVM member directory on their website, asking for proof of membership, and confirming the agent has professional liability insurance, which reputable agents will readily provide.
Please note that we have a list of contacts for you in our property pack about the Netherlands.
What agent fee percentage is normal in the Netherlands in 2026?
As of early 2026, normal agent fees (courtage) in the Netherlands typically range from 1% to 2.5% of the purchase or sale price, though some agents offer fixed fees instead, especially for lower-priced properties.
The typical range of agent fee percentages that covers most residential transactions in the Netherlands is 1% to 2%, with fees above 2.5% being unusual and fees below 1% often indicating minimal service levels.
In the Netherlands, both buyers and sellers can hire their own agents, and each party typically pays their own agent's fee, so as a buyer you negotiate and pay your own buyer's agent (aankoopmakelaar) directly if you choose to use one.
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 due diligence actually prevents disasters in the Netherlands?
What structural inspection is standard in the Netherlands right now?
The standard structural inspection in the Netherlands is called a "bouwtechnische keuring," which is a thorough visual inspection of the property's condition covering roof, walls, floors, windows, installations, and estimated repair costs, typically performed before you finalize your purchase.
A qualified inspector in the Netherlands should check specific structural elements including the foundation type and condition, roof covering and structure, facades and pointing, window frames, electrical and plumbing systems, and any signs of moisture, subsidence, or deferred maintenance.
The type of professional qualified to perform structural inspections in the Netherlands is a certified building inspector, often affiliated with organizations like Vereniging Eigen Huis or independent inspection firms, and they should provide a standardized report with cost estimates.
The most common structural issues that inspections reveal in Dutch properties are foundation problems (especially in older homes on peat or clay soils), deferred roof and facade maintenance, outdated electrical systems, and moisture damage in basements or crawl spaces.
How do I confirm exact boundaries in the Netherlands?
The standard process for confirming exact property boundaries in the Netherlands is to review the cadastral map from Kadaster and, if there is any doubt, order a "grensreconstructie" where a Kadaster surveyor physically marks the legal boundaries on the ground.
The official document that shows the legal boundaries of a property in the Netherlands is the Kadaster cadastral extract and map, which defines the parcel as registered, though fences, hedges, and walls on the ground may not match the legal lines.
The most common boundary dispute affecting foreign buyers in the Netherlands involves shared driveways, garden boundaries, or rear access paths where physical features do not match the registered cadastral boundaries, leading to neighbor conflicts after purchase.
The professional you should hire to physically verify boundaries in the Netherlands is a Kadaster surveyor through the official grensreconstructie service, which provides legally authoritative boundary marking that can resolve disputes or prevent them before you buy.
What defects are commonly hidden in the Netherlands right now?
The top three defects sellers frequently conceal in the Netherlands are foundation problems (common in older urban housing on weak soils), VvE underfunding and upcoming major works in apartments (common), and asbestos presence in properties built before 1994 (sometimes happens, especially in roofing, floor tiles, and pipe insulation).
The inspection techniques that help uncover hidden defects in the Netherlands include specialized foundation investigations (especially in Amsterdam, Rotterdam, and other older city areas), requesting VvE financial statements and the MJOP (multi-year maintenance plan) for apartments, checking the Bodemloket for soil contamination history, and verifying energy labels via the official EP-Online database.
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 insider lessons do foreigners share after buying in the Netherlands?
What do foreigners say they did wrong in the Netherlands right now?
The most common mistake foreigners say they made when buying property in the Netherlands is trusting agent-provided documents or screenshots instead of ordering their own official Kadaster extracts and VvE financial records directly.
The top three regrets foreigners most frequently mention after buying in the Netherlands are not investigating the VvE reserves thoroughly enough before buying an apartment, underestimating foundation or structural risks in older city housing, and feeling rushed into waiving inspection conditions to "win" a competitive bid.
The single piece of advice experienced foreign buyers most often give to newcomers in the Netherlands is to always route all money through the notary's escrow account and never pay anything, not even a small "reservation fee," to any other account.
The mistake foreigners say cost them the most money or caused the most stress in the Netherlands is buying an apartment without understanding the VvE's financial situation, only to face a major special assessment for roof, facade, or foundation repairs within the first year of ownership.
What do locals do differently when buying in the Netherlands right now?
The key difference in how locals approach buying property in the Netherlands is that they instinctively treat the notary and Kadaster as the only sources of truth, while foreigners often give too much weight to what agents or sellers tell them verbally.
The verification step locals routinely take that foreigners often skip in the Netherlands is pulling the full VvE documentation (minutes of the last three years, the MJOP maintenance plan, and the reserve fund balance) and reading it carefully before making an offer on any apartment.
The local knowledge that helps Dutch buyers get better deals in the Netherlands includes understanding neighborhood-specific risks, such as knowing that areas like De Pijp, Jordaan, and Oud-West in Amsterdam often have older buildings with potential foundation concerns and erfpacht ground leases, or that certain Rotterdam neighborhoods near former industrial sites warrant soil contamination checks through Bodemloket.
Don't buy the wrong property, in the wrong area of the Netherlands
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
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 |
|---|---|---|
| Kadaster (Eigendomsinformatie) | The official Dutch land registry for ownership records. | We used Kadaster to explain how to verify property ownership. We referenced their products for confirming sellers and checking encumbrances. |
| Royal Dutch Notarial Association (KNB) | The official body representing all Dutch civil-law notaries. | We used KNB to explain the notary's central role in transactions. We referenced their escrow account guidance for payment safety. |
| Rijksoverheid (VvE Guidance) | The Dutch government's official consumer information portal. | We used Rijksoverheid to highlight VvE reserve fund requirements. We referenced their warnings about underfunded owners' associations. |
| Business.gov.nl | A Dutch government portal explaining legal processes for businesses and individuals. | We used Business.gov.nl to explain cadastral registration and foreign ownership rules. We referenced their process descriptions for transfer requirements. |
| World Justice Project Rule of Law Index 2025 | A respected international benchmark for legal system quality. | We used WJP to contextualize contract enforcement strength in the Netherlands. We referenced their ranking to compare with other countries. |
| Fraudehelpdesk | The Dutch national fraud reporting and awareness organization. | We used Fraudehelpdesk data to establish scam prevalence context. We referenced their 2024 figures to ground our risk estimates. |
| NVM (Dutch Association of Real Estate Brokers) | The largest trade association for Dutch real estate agents. | We used NVM to establish normal agent fee ranges. We referenced their position on unprotected "makelaar" titles for agent vetting advice. |
| KCAF (FunderMaps) | The Dutch national knowledge center for foundation problems. | We used KCAF to explain foundation risks in older Dutch housing. We referenced their risk data for neighborhood-specific warnings. |
| Government.nl (Transfer Tax) | The Dutch government's official policy portal in English. | We used Government.nl to state current transfer tax rates. We referenced their 2026 rate changes for hidden cost warnings. |
| Omgevingsloket | The official Dutch portal for planning and environmental permits. | We used Omgevingsloket to explain how to verify zoning and building rules. We referenced their system to warn against trusting verbal renovation promises. |
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.