Buyer's Costs Calculator 2026
Calculate all additional costs when buying a home in the Netherlands. Includes transfer tax, starter exemption, and NHG.
Regular buyers pay 2% transfer tax.
Buyer's costs overview
Total buyer's costs
€14,400
3.6% of purchase price
Estimate based on purchase price
Estimate based on purchase price
Average appraisal cost in 2026
Average mortgage advisory cost
Approx. 0.1% of purchase price, min. €250
Buyer's costs explained
When buying a property "kosten koper" (k.k.), you pay the additional costs on top of the purchase price. This includes transfer tax, notary fees, and other costs. Since 2018, these costs cannot be financed through your mortgage.
The calculated costs are an estimate. Notary fees, appraisal costs, and advisory fees may vary by provider. Contact a notary or mortgage advisor for exact figures.
Disclaimer: This calculation is indicative and does not constitute financial advice. While we strive for accuracy based on the 2026 tax rules, individual circumstances may vary. Consult a tax advisor for your specific situation.
What Are Buyer's Costs in the Netherlands?
When you buy a home in the Netherlands, the purchase price listed on Funda or at the estate agent is just the beginning. On top of the property price, you will pay a range of additional costs collectively known as kosten koper (buyer's costs, abbreviated as k.k.). These costs cannot be financed through your mortgage since 2018, meaning you need to have this money available in cash or savings. For expats and international workers making their first property purchase in the Netherlands, understanding and budgeting for these costs is essential to avoid unpleasant surprises on the day you visit the notary.
The total buyer's costs in the Netherlands typically range from 4 to 6 percent of the purchase price, depending on your situation. For a property priced at €400,000, that means you need approximately €16,000 to €24,000 in savings on top of the purchase price. This guide breaks down every component of buyer's costs in 2026, explains which costs apply to your situation, and provides practical examples at various price points.
Transfer Tax (Overdrachtsbelasting): The Biggest Cost Component
The transfer tax is a government tax you pay when ownership of a property is legally transferred to you. It is the single largest component of buyer's costs for most purchasers. In 2026, the Netherlands applies three different transfer tax rates depending on your situation:
0% - Starter Exemption (Startersvrijstelling)
If you are between 18 and 35 years old, are buying your first home (or have never used this exemption before), and the purchase price does not exceed €510,000, you pay zero transfer tax. This exemption is available once in a lifetime and applies to all nationalities, not just Dutch citizens. For expats in this age group, the savings are substantial: on a €450,000 property, the exemption saves you €9,000.
Important detail: the €510,000 threshold is a hard limit in 2026. If the property costs €510,001, you do not get a partial exemption; you pay the full 2% transfer tax on the entire purchase price. When negotiating a price close to this threshold, even a small reduction can save you thousands in transfer tax.
The exemption is checked on the date of legal transfer at the notary, not the date you sign the purchase agreement. Your age must be under 35 on the transfer date. If you are turning 35 soon, ensure the notary appointment is scheduled before your birthday.
2% - Regular Primary Residence Buyers
If you are buying a property to live in as your primary residence but do not qualify for the starter exemption (because you are 35 or older, or you have used the exemption before, or the price exceeds €510,000), you pay 2% transfer tax on the full purchase price.
Examples at various price points:
| Purchase Price | Transfer Tax (2%) |
|---|---|
| €300,000 | €6,000 |
| €400,000 | €8,000 |
| €500,000 | €10,000 |
| €600,000 | €12,000 |
| €750,000 | €15,000 |
10.4% - Investment Properties
Properties that will not be used as your primary residence, such as rental investments, second homes, or commercial real estate, are taxed at the significantly higher rate of 10.4%. On a €400,000 investment property, the transfer tax alone is €41,600. This high rate was introduced specifically to discourage property speculation and to give owner-occupiers a competitive advantage in the housing market.
Warning for expats: if you claim the 2% rate for a primary residence but then rent out the property within a short period, the tax authority may reclassify the transaction and charge you the 10.4% rate retroactively. Make sure the property genuinely becomes your main home.
Notary Costs: Two Deeds, Two Fees
In the Netherlands, a notary (notaris) handles the legal transfer of property. You need two separate notarial deeds, each with its own fee:
Deed of Transfer (Leveringsakte / Transportakte)
This deed formally transfers ownership of the property from seller to buyer and is registered at the Land Registry (Kadaster). The cost ranges from approximately €1,200 to €2,000, depending on the purchase price and the notary's rates. This deed is paid by the buyer under kosten koper terms.
Mortgage Deed (Hypotheekakte)
If you are financing the purchase with a mortgage, the bank requires a mortgage deed that establishes the property as collateral for the loan. The cost ranges from approximately €1,000 to €1,700. This cost is tax-deductible as a financing cost.
Tip for expats: notary fees are not regulated in the Netherlands and vary considerably between firms. It is worth comparing quotes from three or four notaries. Some notaries offer packages that include both deeds at a discounted rate. Also, consider choosing a notary who speaks English fluently. While Dutch notaries are legally required to explain the contents of the deeds, having someone who can communicate complex legal concepts in your language is invaluable.
Combined notary costs estimate: for a typical property purchase, budget €2,200 to €3,700 total for both deeds.
Property Valuation (Taxatierapport)
Almost all mortgage lenders require an independent property valuation before approving your mortgage. A certified appraiser visits the property, assesses its condition and market value, and produces a valuation report (taxatierapport) that meets NWWI (Nederlands Woning Waarde Instituut) standards.
The cost of a property valuation in 2026 is approximately €500 to €700. This fee is tax-deductible as it is required for obtaining the mortgage.
Why the valuation matters: in a competitive housing market, buyers sometimes pay above asking price. The bank will only lend up to 100% of the appraised value, not the purchase price. If you pay €420,000 for a property appraised at €400,000, you need €20,000 from your own funds to cover the gap, on top of the buyer's costs.
Mortgage Advisor Fees (Hypotheekadvies)
A mortgage advisor (hypotheekadviseur) guides you through the process of selecting and securing the right mortgage. While not legally required, an advisor is strongly recommended for expats navigating the Dutch mortgage landscape for the first time.
Advisor fees in 2026 range from €2,000 to €3,500. Independent advisors compare mortgages from all lenders, while bank advisors only offer their own products. For expats with the 30% ruling or complex income structures, an independent advisor who specializes in expat clients is particularly valuable.
The advisor fee is not tax-deductible. However, the advisor's work can save you far more than their fee by finding a lower interest rate, maximizing your borrowing capacity, or identifying tax advantages specific to your situation.
Structural Survey (Bouwkundige Keuring)
A structural survey is not mandatory but is highly recommended, especially for older properties. A qualified inspector examines the property for structural issues, moisture problems, maintenance needs, and compliance with building regulations.
The cost ranges from approximately €300 to €600 depending on the property size and the depth of the inspection. Some surveys include an estimate of repair costs, which can be useful for negotiating the purchase price or budgeting for immediate improvements.
Expat advice: if you are not familiar with Dutch construction standards and common issues (such as foundation problems in older Amsterdam canal houses, or asbestos in properties built before 1994), a structural survey provides essential peace of mind. The cost is minimal compared to discovering a major structural problem after you have completed the purchase.
Bank Guarantee (Bankgarantie)
When you sign the purchase agreement, you are typically required to provide a security deposit of 10% of the purchase price to the seller, held by the notary. Instead of actually transferring this money, you can arrange a bank guarantee through your mortgage lender. The bank promises to pay the 10% if you default on the purchase.
The cost of a bank guarantee is approximately 0.1% of the guarantee amount, with a minimum fee of around €250-300. For a €400,000 property, the guarantee covers €40,000 and costs about €400.
Alternative: some buyers deposit the 10% directly in the notary's escrow account (waarborgsom). This ties up a significant amount of cash temporarily but saves the bank guarantee fee. For expats who may not have €40,000+ sitting in a Dutch bank account, the bank guarantee is usually the practical choice.
NHG Premium
If your mortgage qualifies for Nationale Hypotheek Garantie (NHG), you pay a one-time premium of 0.6% of the mortgage amount. On a €400,000 mortgage, this is €2,400. The premium can be added to the mortgage amount (so you do not pay it from savings) and is tax-deductible.
In return, you receive a safety net for payment difficulties and typically a 0.3-0.6% interest rate discount. Given the rate discount, most buyers recoup the NHG premium within the first two to three years.
Total Buyer's Costs: Practical Examples
The table below shows estimated total buyer's costs at different purchase prices for a regular buyer (age 35+, 2% transfer tax, with mortgage):
| Purchase Price | Transfer Tax (2%) | Notary (both deeds) | Valuation | Advisor | Other | Total | % of Price |
|---|---|---|---|---|---|---|---|
| €300,000 | €6,000 | €2,600 | €550 | €2,500 | €700 | €12,350 | 4.1% |
| €400,000 | €8,000 | €2,900 | €600 | €2,750 | €750 | €15,000 | 3.8% |
| €500,000 | €10,000 | €3,200 | €650 | €3,000 | €800 | €17,650 | 3.5% |
| €600,000 | €12,000 | €3,400 | €650 | €3,000 | €850 | €19,900 | 3.3% |
For starters (18-35, first home, under €510,000), deduct the transfer tax from the totals above. On a €400,000 property, your buyer's costs would be approximately €7,000 instead of €15,000, a savings of €8,000.
New Construction (Nieuwbouw): A Different Cost Structure
New-build properties in the Netherlands are typically sold "vrij op naam" (v.o.n.), meaning the listed price includes transfer-related costs. With new construction, you pay 21% VAT (btw) instead of transfer tax, which is already included in the v.o.n. price. Your additional costs are limited to the mortgage deed, valuation, and advisor fees, making the total buyer's costs lower.
However, be aware that new-build prices are often higher than comparable existing homes, and you may need to pay for additional options (kitchen, flooring, garden) that are not included in the base price. As an expat, also factor in that new builds may take 1-2 years from purchase to completion, during which you need alternative housing.
Tips for Expats to Save on Buyer's Costs
- Use the starter exemption if eligible: saving 2% on a €450,000 property means €9,000 extra in your pocket. If you are close to 35, buy before your birthday.
- Compare notary quotes: get at least three quotes. Online comparison sites like Notaristarieven.nl make this easy. The difference can be €500-1,000.
- Negotiate advisor fees: mortgage advisor fees are not fixed. Ask for quotes from multiple advisors and negotiate. Some charge a fixed fee, others hourly. Compare value, not just price.
- Consider NHG carefully: if your mortgage falls within the NHG limit, the interest rate discount typically outweighs the one-time premium within two to three years.
- Budget generously: add a buffer of 10-15% to your estimated buyer's costs for unexpected expenses, such as a gap between appraisal and purchase price or urgent repairs discovered during the structural survey.
- Keep costs separate from your emergency fund: buyer's costs are a one-time expense. Make sure you still have a financial buffer after the purchase for moving costs, furnishing, and the inevitable first repairs.