The costs of buying a house in the Netherlands include more than the purchase price. Most buyers also need money for transfer tax, notary work, mortgage advice, a valuation report, possible inspection costs, moving costs and a buffer after transfer.

TL;DR: If you are buying a home to live in yourself, the largest extra cost is often transfer tax unless you qualify for the starter exemption. On top of that, plan for notary costs, mortgage-related costs, a valuation report, optional buyer-agent or inspection costs, and a cash buffer. Some mortgage-related costs may be tax-deductible, but many purchase costs must be paid from your own savings.

Short Answer

For many buyers, the safest early budget is:

  • the purchase price;
  • transfer tax, unless a valid exemption applies;
  • notary costs for the transfer deed and, if you take a mortgage, the mortgage deed;
  • mortgage advice, arrangement and bank costs;
  • valuation report costs when the lender needs a valuation;
  • optional structural inspection, buyer-agent, translation or legal review costs;
  • NHG premium if you use Nationale Hypotheek Garantie;
  • moving, renovation, insurance and first-month ownership costs;
  • a reserve for deadlines, surprises and repairs.

The Dutch term kosten koper means the buyer pays the purchase costs connected to the transfer, unless the contract says something else. Notaris.nl explains that the purchase contract states who pays which notary costs, and that the buyer usually pays the notary costs for the transfer of an existing home: Notaris.nl on kosten koper.

The Big Cost Buyers Notice First: Transfer Tax

Transfer tax is called overdrachtsbelasting. It is the tax paid when ownership of Dutch real estate transfers to the buyer.

For a home you will live in yourself, the Dutch government lists the transfer tax rate as 2%: Government.nl transfer tax rates. The Dutch Tax Administration gives the same 2% rate for a home where the buyer will live for a longer period, when the starter exemption does not apply: Belastingdienst transfer tax rates.

As of 2026, buyers who qualify for the starter exemption may pay 0% transfer tax, but only if all conditions are met. The Belastingdienst says the buyer must be 18 or older and younger than 35 at the moment of transfer, must buy a home to live in for a longer period, must not have used the exemption before, and the home value must not be higher than EUR 555,000 in 2026: Belastingdienst starter exemption.

For homes not bought as the buyer’s main residence, the rate is different. The Belastingdienst lists an 8% rate in 2026 for a home where the buyer will not live for a longer period. Do not use the 2% owner-occupied estimate for an investment, holiday home or other non-main-residence situation without checking the rules.

Owner-occupied
EUR 9,000

Purchase price EUR 450,000 with 2% transfer tax.

Starter exemption
EUR 0

Possible in 2026 if all exemption conditions are met.

Above cap
EUR 12,000

Purchase price EUR 600,000 with 2% owner-occupied rate.

Other use
Check rate

Non-main-residence purchases use a different rate.

This is why two buyers can make the same offer and still need different cash reserves.

Costs You Usually Pay Around The Notary

The notary handles the legal transfer of the home. If you take a mortgage, the notary also handles the mortgage deed.

Common notary-related items include:

  • transfer deed work;
  • mortgage deed work;
  • land registry registration costs;
  • settlement of agreed amounts at transfer;
  • possible extra documents if your situation is more complex.

Do not assume all notary costs are the same. Ask for a quote and check whether it separates the transfer deed from the mortgage deed. That split matters because mortgage-related costs may be treated differently for income tax than costs for the property transfer.

Mortgage Costs And Costs That May Be Deductible

Many buyers need mortgage advice or a direct lender process. Costs can include:

  • mortgage advice;
  • mortgage arrangement or administration costs;
  • mortgage deed notary costs;
  • valuation report required by the lender;
  • NHG premium, if you use NHG;
  • bank guarantee or deposit-related costs.

The Belastingdienst says certain costs for taking out a mortgage can be deducted in the income-tax return for the year in which they were paid, as long as they relate to the eigenwoningschuld, the home-acquisition debt for your own home: Belastingdienst deductible home costs. It also provides a cost overview for buying a home: Belastingdienst cost overview when buying a home.

That does not mean every cost is deductible. Transfer tax, buyer-agent costs, moving costs and many purchase-related costs usually need to be treated separately from mortgage-financing costs. Keep invoices and ask your mortgage adviser or tax adviser how to record them.

NHG Costs In 2026

NHG stands for Nationale Hypotheek Garantie. Some buyers use it because it can affect mortgage risk and interest conditions.

For 2026, NHG says the purchase amount can be up to EUR 470,000, or EUR 498,200 when energy-saving measures are included. NHG also states that buyers pay a one-time borgtochtprovisie of 0.4% over the total mortgage in 2026: NHG mortgage with guarantee.

If your mortgage is EUR 400,000 and NHG applies, the 0.4% premium is EUR 1,600. Whether NHG makes sense depends on your mortgage offer, property value, lender and personal situation.

Valuation Report Costs

A Dutch mortgage lender often needs a valuation report, called a taxatierapport, before the mortgage can be finalized. The valuation matters because the bank checks the property value against the loan.

This is separate from your offer price. If you agree to pay more than the valuation supports, the difference may need to come from your own savings. That is one reason buyers should think about valuation risk before bidding.

For this site, valuation content should stay buyer-process focused. If the buyer clearly needs local valuation service information in and around Eindhoven, use property valuation in Eindhoven from Cheetah Valuations.

Inspection, Buyer Agent And Review Costs

Some costs are optional, but still worth planning for:

  • a structural inspection before or after the offer, depending on the bidding strategy;
  • a buyer agent for viewings, bidding and negotiation;
  • legal review if you need advice beyond the notary’s standard role;
  • translation or interpreter support if documents are hard to follow;
  • specialist checks for leasehold, apartment owners’ associations or renovation plans.

These costs can feel smaller than transfer tax, but they often protect the decision itself. A buyer who skips every check to save money may later face a much larger repair or contract problem.

Which Costs Need Savings?

As a simple planning rule, separate costs into three buckets.

Transfer
Usually savings

Transfer tax, transfer deed and land registry for transfer. Often paid at or before notary transfer.

Mortgage
Pay first

Advice, mortgage deed, valuation for mortgage and NHG. Some may be tax-deductible later.

Practical
Keep a buffer

Moving, furniture, repairs, translation, inspection and buyer-agent costs.

The Belastingdienst explains that mortgage financing costs may not usually be borrowed from lenders under AFM-supervised mortgage rules because the mortgage may not be higher than 100% of the value of the new home: Belastingdienst on financing costs and home-acquisition debt.

That is the reason many buyers hear that they need their own money for kosten koper.

A Practical Buyer-Cost Buffer

Before you bid, write down:

  • your maximum purchase price;
  • your expected transfer tax;
  • whether the starter exemption could apply;
  • your expected notary and mortgage costs;
  • whether NHG applies;
  • your likely valuation report cost;
  • whether you want an inspection or buyer agent;
  • your moving and first-repair buffer;
  • your remaining savings after transfer.

Then ask one uncomfortable question: if the valuation is lower than expected, can I still complete the purchase without draining every reserve?

Common Cost Mistakes

Counting the starter exemption too early

The starter exemption depends on age, prior use, home value, self-occupation and declarations around the notarial transfer. Treat it as a condition to verify, not a discount to assume.

Forgetting that the notary invoice can contain different kinds of work

The transfer deed and mortgage deed serve different purposes. Keep the invoice split clear for your own records and later tax questions.

Thinking the mortgage covers every purchase cost

The mortgage is linked to the property value and lending rules. Many buyer costs need to be paid from savings even when you can borrow the purchase price.

Ignoring VvE, leasehold or renovation costs

Apartments may have monthly owners’ association costs. Leasehold may add ground-rent questions. Renovations can affect financing, timing and valuation. These are not always part of the headline purchase price.

Spending the full buffer at transfer

The first month of ownership can bring insurance, utilities, repairs, furniture, moving costs and municipal steps. Keep money for the period after keys as well as the day at the notary.

Next step

If you are still comparing budgets, start with the Netherlands home buying checklist. If you already have a price range, preferred area or possible property in mind, request a buyer consultation and bring your estimated costs, savings buffer and mortgage questions.

Request a buyer consultation Get the checklist

For mortgage calculation intent, use the mortgage calculator Netherlands from Orange Fox.

FAQ

What are the main costs of buying a house in the Netherlands?

The main costs are transfer tax, notary fees, mortgage advice or arrangement costs, valuation report costs, possible NHG premium, optional inspection or buyer-agent costs, and moving or repair costs.

What does kosten koper mean?

Kosten koper means the buyer pays the purchase costs connected with the property transfer, unless the contract says otherwise. For existing homes, buyers usually need to plan for these costs from savings.

Is transfer tax always 2%?

No. The 2% rate applies to many buyers who buy a home to live in themselves and do not qualify for the starter exemption. Some buyers may qualify for 0%, while non-main-residence purchases can have a different rate.

Can I include buyer costs in my mortgage?

Do not assume that. Dutch mortgage lending is generally tied to the value of the home, and many purchase costs need to be paid from savings. Ask your mortgage adviser what can and cannot be financed in your case.

Are buying costs tax-deductible?

Some mortgage-related costs may be deductible for your own home, such as certain costs for taking out the mortgage. Transfer tax and many purchase or moving costs are different. Keep invoices and check the Belastingdienst guidance or a tax adviser.

How much savings should I have before making an offer?

Enough to cover your expected buyer costs, any valuation gap, and a buffer after transfer. The exact amount depends on your purchase price, transfer-tax position, mortgage route, property type and whether you use services such as a buyer agent or inspection.