One-Off Costs of Buying a House in the Netherlands: The 2026 Guide

The one-off costs of buying a house in the Netherlands are the fees you pay once, on top of the purchase price: transfer tax (overdrachtsbelasting), notary and mortgage-deed costs, an appraisal, financing advice, and an optional buying agent or structural survey. Most of these fall under "kosten koper" (k.k.), which means the buyer carries them.

Key takeaways

• Transfer tax is 2% of the purchase value for buyers who will live in the home; a starter exemption applies below €555,000 in 2026 (Belastingdienst).
• A buying agent (aankoopmakelaar) commonly costs 1% to 2.5% of the purchase price, or a fixed fee (NVM).
• NHG costs a one-off 0.4% of the mortgage amount in 2026, capped at a home value of €470,000 (€498,200 with energy-saving measures).
• Notary, appraisal and financing advice are extra and priced per provider, so ask for quotes before you commit.
• A sensible habit: understand what the home is worth before you bid, then add the fees on top.

What are the one-off costs of buying a house in the Netherlands?

According to Rijksoverheid, the one-off costs split into two groups: the costs of finding and transferring a home, and the financing costs of taking out a mortgage. Every euro here is a euro you can't put into the home itself, so knowing them before you bid keeps your budget honest.

Here's what you are actually paying for:

• Transfer tax (overdrachtsbelasting): 2% of the purchase value for buyers who will live in the home themselves. Buyers aged 18 to 34 pay nothing below the 2026 starter threshold of €555,000, per the Belastingdienst.
• Notary and deed costs: the notary passes the deed of transfer and, if you borrow, the mortgage deed. Offices price this differently, so compare.
• Appraisal (taxatierapport): a lender wants an independent appraisal report before issuing a mortgage.
• Financing costs: advice and mediation from an AFM-registered mortgage adviser, plus the mortgage-deed fee.
• Buying agent (aankoopmakelaar): optional. The NVM notes commission is often 1% to 2.5% of the purchase price, or a fixed fee.
• NHG (Nationale Hypotheek Garantie): a one-off 0.4% of the mortgage amount in 2026, down from 0.6%, available up to the cap (see NHG).
• Structural survey (bouwkundige keuring): optional, worth it for older homes.

Honestly: the notary, appraisal and advice fees are the ones nobody can pin down for you in advance, because every office prices its own way. What you can fix in advance is the transfer tax and, where it applies, the NHG fee.

A quick example on a €556,000 home. With the average transaction price at €487,383 in May 2026 (CBS), that's an above-average purchase, and it sits above both the €555,000 starter threshold and the €470,000 NHG cap.

Compare the fixed-fee route against a percentage agent early: on a home like this, the gap between 1% and 2.5% is over €8,000. Read how a fixed-fee buying agent compares with a traditional one before you sign anything. Most of these fees land around the moment you sign the preliminary purchase agreement and lock in any resolutive conditions. For a Dutch-language deep-dive, see which one-off costs come with buying a home.

Want to see what a home is actually worth before these fees stack up? Create a free Walter account and build a value picture for your target home.

"What you can borrow is a bank's number. What you want to pay is a life choice. Don't confuse the two."

Steven van Wel, CEO Walter Living

Arranging a mortgage yourself is doable; read what to keep in mind when arranging your own mortgage. And if the numbers feel tight, renting a while longer can be the calmer call. The CBS income figures are the anchor, not the exception.

Can a foreigner buy a house in the Netherlands?

Yes. According to the KNB, the Royal Dutch Association of Civil-law Notaries, the notary identification law (Wet op het notarisambt, or Wna) does not require a buyer to prove nationality or a particular residence status when the deed is passed, and that holds for Dutch nationals and non-Dutch buyers alike. So an expat or international buyer faces the same one-off costs as anyone else: transfer tax, notary, appraisal and financing fees. Getting a mortgage is a separate question that depends on income, residence and lender rules, not on nationality at the notary. Once the mortgage is arranged, the path from deed of sale to moving in runs the same for everyone. If you are bidding in a competitive market, here is how to make a considered offer on a popular home.

Is it worth buying a house in the Netherlands?

CBS reported that prices of existing owner-occupied homes were about 4.4% higher in May 2026 than a year earlier, with an average transaction price of €487,383. Rising prices make buying feel urgent, but "worth it" isn't a market-wide answer, it's a question about this home, your budget and how long you'll stay. The right price is the price that's logical within the same value framework, whatever the headline index does that month. That is why it pays to look beyond average selling prices and understand what actually determines a home's value. Buying is worth it when you can explain your number to yourself, one-off costs included, not when a chart tells you to hurry.

Where is the cheapest place to buy a house in the Netherlands?

CBS figures for 2026 show the average WOZ (assessed) home value is lowest in Heerlen, at €238,000, against a national average of about €439,000. That gap changes the one-off costs directly: a lower purchase price means lower transfer tax, a smaller mortgage, and a lower NHG fee where it applies. A cheaper region can also keep you under the €555,000 starter exemption and the €470,000 NHG cap, which lowers upfront costs further. The WOZ value isn't the same as market value, but it's a useful public anchor; here is what the WOZ value is and when you need it. Cheapest on paper still deserves the same value check as anywhere else before you bid.

Buying costs add up, but they stop feeling like a gamble the moment you understand what the home is worth before you bid. Walter doesn't gamble. Walter explains. Start with a free Walter account and pull a value picture for your target home, then add the fees on top with numbers you can defend.

Frequently asked questions

How much should I budget for one-off buying costs?

A common habit is to set aside a slice of the purchase price for fees on top of the price itself. The sourced pieces are clear: 2% transfer tax (Belastingdienst) and, if you use NHG, 0.4% of the mortgage (NHG, 2026). Notary, appraisal and advice fees vary per provider, so gather quotes before you commit.

Are one-off buying costs tax-deductible?

Some financing costs can be. Rijksoverheid lists mortgage advice, mediation and the mortgage-deed fee as one-off financing costs, and parts of these are often deductible in the year you buy. Transfer tax and the buying agent's fee are generally not. Confirm your own situation with an AFM-registered adviser or the Belastingdienst.

Do I pay transfer tax on a new-build home?

Usually not in the same way. New-build homes are typically sold "vrij op naam" (v.o.n.), which means transfer tax and the transfer-deed costs are already included in the price. With an existing home marked "kosten koper" (k.k.), the buyer pays the 2% transfer tax and transfer costs on top of the purchase price.

Is NHG worth the fee?

It depends on your loan and risk appetite. NHG costs a one-off 0.4% of the mortgage in 2026 and is available up to a home value of €470,000 (€498,200 with energy-saving measures). In return it can lower your mortgage rate and offers a safety net if you can't meet payments. Above the cap, it simply isn't an option.