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
Randstad remains one of Europe's most competitive housing markets in early 2026, with prices still climbing and transaction volumes up sharply compared to last year.
This guide is constantly updated to reflect the latest scams, pitfalls, and insider knowledge that foreign buyers need before purchasing property in Amsterdam, Rotterdam, The Hague, Utrecht, and surrounding cities.
We wrote this because too many expats get burned by issues that locals know to avoid, and the losses can reach tens of thousands of euros.
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 Randstad.
How risky is buying property in Randstad as a foreigner in 2026?
Can foreigners legally own properties in Randstad in 2026?
As of early 2026, the Netherlands has no general restrictions on foreign individuals owning residential property, so you can legally buy a house or apartment in Randstad regardless of your nationality.
However, the key condition that catches many foreigners off guard is that "ownership" in Randstad often comes with strings attached, either through leasehold land (erfpacht) in Amsterdam where you own the building but lease the land from the municipality, or through apartment rights where you become part of a homeowners association (VvE) with mandatory fees and shared responsibilities.
Since direct ownership is not restricted in Randstad, foreigners typically buy in their own name without needing special legal structures, though some investors use a Dutch BV (private limited company) for tax or estate planning reasons, which adds complexity and different tax treatment.
[VARIABLE FOREIGNER-RIGHTS]What buyer rights do foreigners actually have in Randstad in 2026?
As of early 2026, foreign buyers in Randstad have the same core legal protections as Dutch citizens, including the famous 3-day statutory cooling-off period after receiving the signed purchase agreement, which gives you time to back out without penalty.
If a seller breaches the contract in Randstad, you can pursue enforcement through Dutch courts, which consistently rank among the world's strongest for rule of law, and you can seek specific performance (forcing the sale) or claim damages, typically a 10% penalty clause written into standard Dutch purchase agreements.
The buyer right that foreigners most commonly assume they have, but often do not, is the ability to rely on verbal promises or documents sent directly by the seller, when in fact Dutch property law requires everything to go through a civil-law notary (notaris) who independently verifies ownership and handles the official transfer at Kadaster.
How strong is contract enforcement in Randstad right now?
Contract enforcement for real estate transactions in Randstad is excellent by global standards, with the Netherlands consistently ranking in the top 10 worldwide on rule of law indices and significantly stronger than Southern European markets like Spain, Italy, or Portugal where foreign buyers sometimes face lengthy court delays.
The main weakness foreigners should be aware of in Randstad is that strong courts help you after something goes wrong, not before, and the real protection comes from front-loaded verification through Kadaster extracts and a notary-controlled transfer, because recovering money after a scam can take years even in efficient Dutch courts.
By the way, we detail all the documents you need and what they mean in our property pack covering Randstad.
Buying real estate in Randstad 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 Randstad right now?
Are scams against foreigners common in Randstad right now?
Real estate scams targeting foreigners in Randstad are common enough that you should assume you will encounter at least one attempt during your property search, especially if you are looking online, responding to English-language listings, or searching in hot neighborhoods where "deal FOMO" runs high.
The type of property transaction most frequently targeted by scammers in Randstad is rental apartments (rather than purchases), but purchase scams do occur, typically involving "reservation deposits" for properties that either do not exist or are not actually for sale by the person contacting you.
The profile of foreign buyer most commonly targeted in Randstad is the expat who is searching remotely before arriving in the Netherlands, cannot easily visit properties in person, feels pressure to secure housing quickly, and is unfamiliar with how the Dutch notary system works.
The single biggest warning sign that a deal may be a scam in Randstad is any request for money, whether called a "deposit," "reservation fee," or "guarantee," before you have engaged a Dutch civil-law notary and before that notary has independently verified the seller's ownership through Kadaster.
What are the top three scams foreigners face in Randstad right now?
The top three scams foreigners face when buying property in Randstad are: (1) seller impersonation combined with "pay a deposit to secure the property" pressure, (2) leasehold (erfpacht) mis-selling in Amsterdam where ground rent obligations and future cost increases are hidden or downplayed, and (3) VvE "financial time bomb" situations where you buy an apartment and later discover the homeowners association has an underfunded reserve and major works are coming.
The most common scam, seller impersonation, typically unfolds like this: someone contacts you claiming to be the owner or "owner's representative," shows you listing photos (often stolen from legitimate sites), creates urgency by saying other buyers are interested, and asks you to transfer a "reservation deposit" to a personal or foreign bank account before you have visited the property or engaged a notary.
The single most effective way to protect yourself from each of these three scams in Randstad is: for seller impersonation, never transfer any money until your notary has confirmed ownership through Kadaster; for erfpacht mis-selling, demand the full leasehold terms including canon amount, review dates, and whether it is perpetual or time-limited; and for VvE risks, request the reserve fund balance, multi-year maintenance plan (MJOP), and recent meeting minutes before making an unconditional offer.
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 Randstad without getting fooled?
How do I confirm the seller is the real owner in Randstad?
The standard verification process to confirm the seller is the real owner in Randstad is to have your civil-law notary (notaris) request an ownership extract directly from Kadaster, the official Dutch Land Registry, which shows the registered owner's name and any encumbrances on the property.
The official document foreigners should check to verify ownership in Randstad is the Kadaster eigendomsinformatie (ownership information) extract, which costs about 4 euros and can be ordered online or through your notary, and this is the only source you should trust, not PDFs, screenshots, or documents sent by the seller.
The most common trick fake sellers use to appear legitimate in Randstad is sending professional-looking PDF "deeds" or screenshots of registry pages that look official but are actually forged, and this trick is common enough that you should assume any seller-provided document could be fake until your notary independently verifies it.
Where do I check liens or mortgages on a property in Randstad?
The official registry where you check liens or mortgages on a property in Randstad is Kadaster, specifically through their "hypotheekinformatie" (mortgage information) product, which shows all registered mortgages and attachments (beslagen) on the property.
When checking for liens in Randstad, you should request the full hypotheekinformatie extract and specifically look for: active mortgages, any registered attachments or seizures, and the amounts and creditors involved, because this tells you whether the property can be transferred free and clear.
The type of lien or encumbrance most commonly missed by foreign buyers in Randstad is the erfpacht (leasehold) obligation itself, which is not technically a "lien" but shows up in the registry and means you do not own the land, only the right to use it, with ongoing ground rent (canon) payments that can increase substantially over time.
It's one of the aspects we cover in our our pack about the real estate market in Randstad.
How do I spot forged documents in Randstad right now?
The most common type of forged document used in property scams in Randstad is the fake ownership deed or registry extract, which scammers create using real templates and sometimes real property data but with their contact details substituted, and while outright forgery is relatively rare in completed transactions (because the notary system catches it), attempted scams using fake documents are common in the early stages of deals.
Specific visual or procedural red flags that indicate a document may be forged in Randstad include: the seller refusing to let your notary independently request registry extracts, payment requests to personal or foreign bank accounts, subtle differences in names or addresses across documents, and any suggestion to skip the notary or use a "friend notary abroad."
The official verification method you should use to authenticate documents in Randstad is simple: never rely on documents provided by the seller or their agent, and instead have your civil-law notary request all critical documents (ownership, mortgages, VvE information) directly from the source, whether that is Kadaster, the VvE administrator, or the municipality.
Get the full checklist for your due diligence in Randstad
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 Randstad?
What hidden costs surprise foreigners when buying a property in Randstad?
The three most common hidden costs that foreigners overlook when buying property in Randstad are: transfer tax (overdrachtsbelasting) at 2% for owner-occupiers or 8% for investors (about 10,000 euros on a 500,000 euro home), notary and Kadaster registration fees (typically 1,500 to 2,500 euros or about 1,700 to 2,800 USD), and VvE service charges for apartments (averaging 160 euros per month or about 175 USD in 2025, but ranging from 100 to 400 euros depending on the building).
The hidden cost most often deliberately concealed by sellers or agents in Randstad is the true financial position of the VvE (homeowners association) for apartments, specifically an underfunded reserve fund and upcoming special assessments for major works like roof replacement or facade repairs, and this sometimes happens because sellers want to avoid scaring off buyers with the news that a 10,000+ euro levy is coming.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Randstad.
Are "cash under the table" requests common in Randstad right now?
"Cash under the table" requests in Randstad residential property transactions are rare in the formal purchase process because everything goes through a civil-law notary who is legally required to verify and document all payments, making undeclared amounts very difficult to hide.
When pressure for off-the-books payments does appear in Randstad, it typically comes in softer forms: "reservation" payments before a notary file is opened, vague "arrangement fees," furniture or fixtures priced separately with cash suggested, or requests to keep certain discussions off email, and sellers sometimes justify this by claiming it speeds up the process or helps avoid taxes.
If you agree to an undeclared cash payment in Randstad, you face serious legal risks including tax fraud charges, no legal recourse if the deal falls apart (since the payment is unrecorded), potential money laundering investigation, and loss of your cooling-off rights, and Dutch authorities do actively investigate these situations, especially when flagged by notaries.
Are side agreements used to bypass rules in Randstad right now?
Side agreements to bypass official rules in Randstad property transactions are uncommon in the formal sense, because the Dutch notarial system is designed to catch them, but informal pressure to waive protective clauses (like inspection or financing conditions) is very common in competitive bidding situations.
The most common type of side agreement used to circumvent regulations in Randstad is the separate "furniture and fixtures" arrangement, where items are priced oddly to shift part of the price away from the official purchase amount, which can affect transfer tax calculations or make an offer appear lower than it actually is.
If a side agreement is discovered by Dutch authorities in Randstad, the legal consequences can include the side agreement being declared void, additional tax assessments with penalties for unpaid transfer tax, and in serious cases, investigation for fraud, while you also lose any legal ability to enforce the side agreement's terms since Dutch courts will not uphold contracts designed to evade the law.
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 Randstad in 2026?
Are real estate agents regulated in Randstad in 2026?
As of early 2026, real estate agents in Randstad operate in a relatively lightly regulated environment where there is no mandatory state licensing, but consumer protection is enforced through general Dutch law, and the quality signal that matters most is membership in professional associations like NVM (the largest), VBO, or VastgoedPRO.
A legitimate real estate agent in Randstad should ideally be a member of NVM, VBO, or VastgoedPRO, which impose professional standards, require insurance, and offer complaint procedures, though technically anyone can call themselves a "makelaar" (agent) without any certification.
Foreigners can verify whether an agent is properly credentialed in Randstad by checking the NVM member directory on nvm.nl, the VBO directory on vbo.nl, or asking the agent directly for proof of membership and insurance, and if an agent refuses to provide this or is not affiliated with any professional body, that is a yellow flag.
Please note that we have a list of contacts for you in our property pack about Randstad.
What agent fee percentage is normal in Randstad in 2026?
As of early 2026, selling agent (verkoopmakelaar) fees in Randstad typically run around 1% to 1.5% of the sale price, with an average close to 1.1%, while buying agent (aankoopmakelaar) fees are often structured as either a fixed fee (commonly 3,000 to 6,000 euros or about 3,300 to 6,600 USD) or a percentage around 0.8% to 1.5% depending on service level and neighborhood competitiveness.
The typical range of agent fee percentages that covers most transactions in Randstad is 1% to 1.5% for selling agents and 0.8% to 1.5% (or a fixed fee equivalent) for buying agents, with higher percentages sometimes charged for full-service packages that include extensive bidding support in competitive Amsterdam or Utrecht neighborhoods.
In Randstad, the seller typically pays the selling agent's fee from the proceeds of the sale, while the buyer pays their own buying agent's fee separately, and it is important to understand that the selling agent works for the seller, not you, which is why having your own buying agent (aankoopmakelaar) is recommended to represent your interests.
Get the full checklist for your due diligence in Randstad
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 Randstad?
What structural inspection is standard in Randstad right now?
The standard structural inspection process for property purchases in Randstad is called a bouwkundige keuring (building survey), which involves a qualified inspector visiting the property to assess its condition and typically costs 300 to 500 euros, with the inspection becoming increasingly important for older housing stock common in Amsterdam, Rotterdam, The Hague, and Utrecht.
A qualified inspector in Randstad should check: the foundation and any signs of subsidence (cracks, sloping floors, sticky doors), roof condition, facade and brickwork, windows and frames, electrical and plumbing systems, moisture and ventilation, and any extensions or modifications that may lack proper permits.
The type of professional qualified to perform structural inspections in Randstad is a bouwkundig inspecteur or bouwkundige keurder, often certified by organizations like NRVT (Dutch Register of Valuers and Assessors), and you can find them through your buying agent, through nrvt.nl, or through comparison sites, but make sure they are independent and not connected to the seller.
The most common structural issues that inspections reveal in Randstad properties are foundation problems (especially in pre-1970 buildings on wooden piles or shallow foundations), deferred roof and facade maintenance, moisture issues, outdated electrical systems, and unauthorized renovations, with foundation issues being particularly critical because repair costs in Randstad can exceed 100,000 euros.
How do I confirm exact boundaries in Randstad?
The standard process for confirming exact property boundaries in Randstad is to request a kadastrale kaart (cadastral map) from Kadaster, which shows the official plot boundaries registered with the Land Registry, and then compare this map to what you are actually being shown on site.
The official document that shows the legal boundaries of a property in Randstad is the Kadaster extract with cadastral map, which you can order online for a few euros and which shows the registered plot lines, any easements, and the cadastral identification number that uniquely identifies the property.
The most common boundary dispute that affects foreign buyers in Randstad involves apartments rather than houses: confusion about what is "private" versus "common area," especially regarding balconies, roof terraces, storage spaces, and parking spots, which must be clarified in the splitsingsakte (deed of division) and VvE documents rather than by simply looking at the property.
The professional you should hire to physically verify boundaries on the ground in Randstad is a landmeter (land surveyor), though this is typically only necessary for houses with gardens or unusual plot configurations, as apartment boundaries are defined by the building's deed of division rather than physical markers.
What defects are commonly hidden in Randstad right now?
The top three defects that sellers frequently conceal from buyers in Randstad are: (1) early-stage foundation problems, which are common in older buildings and can be masked by fresh paint or minor repairs, (2) deferred maintenance on roofs, facades, and balconies that will become the buyer's problem via VvE special assessments, and (3) leasehold (erfpacht) cost implications that are technically disclosed but practically buried in complex contract terms.
The inspection technique that helps uncover hidden defects in Randstad is a combination of a thorough bouwkundige keuring (building survey) that specifically examines foundation indicators (cracks, sloping floors, door/window alignment) plus, for apartments, a detailed review of VvE meeting minutes and maintenance plans to spot discussions about upcoming works or financial problems that sellers may not voluntarily mention.
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 Randstad?
What do foreigners say they did wrong in Randstad right now?
The most common mistake foreigners say they made when buying property in Randstad is trusting documents and information provided directly by the seller or seller's agent instead of independently verifying everything through their own notary and Kadaster, which often leads to nasty surprises about ownership, encumbrances, or building condition.
The top three regrets foreigners most frequently mention after buying in Randstad are: (1) underestimating VvE power and obligations, discovering too late that they cannot make changes without VvE approval and that major costs are coming, (2) not treating erfpacht (leasehold) as a completely different product with its own financial implications, especially in Amsterdam, and (3) waiving inspection or financing clauses under competitive pressure and then discovering problems they could have negotiated or walked away from.
The single piece of advice experienced foreign buyers most often give to newcomers buying in Randstad is: slow down, get your own buying agent (aankoopmakelaar) who works for you, and never skip the boring paperwork (VvE documents, erfpacht terms, structural inspection) no matter how much pressure you feel to move fast.
The mistake foreigners say cost them the most money or caused the most stress in Randstad is failing to properly investigate the VvE financial situation before buying an apartment, which led to surprise special assessments of 10,000 euros or more for roof repairs, facade work, or elevator replacement that the previous owner knew was coming.
What do locals do differently when buying in Randstad right now?
The key difference in how locals approach buying property compared to foreigners in Randstad is that Dutch buyers treat the notary and Kadaster chain as absolutely non-negotiable from day one, never moving money or signing anything binding until their notaris has independently verified everything, while foreigners often feel pressure to "act fast" and skip steps that seem bureaucratic.
The verification step locals routinely take that foreigners often skip in Randstad is requesting and actually reading the full VvE documentation (splitsingsakte, recent meeting minutes, MJOP maintenance plan, reserve fund balance) before making an offer, treating the apartment as "buying into a mini-government" where your neighbors' decisions will affect your finances for years.
The local knowledge advantage that helps Dutch buyers get better deals in Randstad is understanding erfpacht deeply, specifically knowing that in Amsterdam the type of leasehold (perpetual vs. temporary), the canon amount, and whether it has been bought off can swing a property's true cost by tens of thousands of euros, which allows savvy locals to spot underpriced erfpacht properties that foreigners avoid out of confusion.
Don't buy the wrong property, in the wrong area of Randstad
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 Randstad, 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 | Official Dutch Land Registry that registers all property ownership. | We used Kadaster to explain ownership verification and the official transfer process. We referenced their products for checking mortgages and boundaries. |
| Belastingdienst | Dutch Tax Administration that sets legally binding tax rates. | We used Belastingdienst to state the 2026 transfer tax rates. We explained how different buyer types pay different percentages. |
| Rijksoverheid | Dutch government's official guidance on home buying rules. | We used Rijksoverheid to explain VvE obligations for apartment buyers. We highlighted buyer responsibilities that scammers exploit. |
| Amsterdam Municipality | The municipality that owns most land under Amsterdam homes. | We used Amsterdam's guidance to explain how erfpacht works. We flagged the difference between perpetual and temporary leasehold. |
| CBS (Statistics Netherlands) | Official national statistics agency for the Netherlands. | We used CBS data to describe the 2025-2026 market conditions. We cited their price index and transaction volume figures. |
| World Justice Project | Independent, methodologically transparent rule-of-law benchmark. | We used their index to assess contract enforcement strength. We compared the Netherlands to other countries buyers might know. |
| Deltares | Major Dutch research institute for water and soil engineering. | We used Deltares to explain foundation risk in Randstad. We cited their research on the scale of the problem. |
| NVM | Largest real estate agents' association and market standard-setter. | We used NVM to recommend buyer-side representation. We referenced their guidance on inspections and agent standards. |
| Vereniging Eigen Huis | Major Dutch homeowner association with trusted consumer guidance. | We used their guides to explain buyer costs in Randstad. We referenced their VvE reserve fund documentation. |
| ACM | Dutch regulator enforcing consumer protection rules. | We used ACM to show enforcement power exists. We referenced their cases to demonstrate consequences for misconduct. |
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.
Related blog posts