New Build vs. Existing Homes in the Netherlands: What’s Your Move?

Whether it’s a shiny new job in Amsterdam, the dream of escaping endless rent payments, or just the desire to finally live in a space you own, buying a house in the Netherlands is a big step. But now comes the million-euro question (or, well, the couple-hundred-thousand-euro one): should you snag a shiny new build, fall for the quirks of an existing home, or channel your inner interior designer with a renovation project?

We know it’s a tough call. That’s why we’re breaking down the pros and cons so you can decide what’s right for you, your wallet, and your future. We spoke to the folks at Mister Mortgage to help us manage the maze.

New Build Homes: Fresh Out of the Box

The Good

No Bidding Wars: Forget the stress of Dutch-style property bidding battles. New builds come with fixed prices thanks to the vrij op naam (v.o.n.) system, which already includes transfer tax and notary fees. You could save up to 3% of the purchase price. It’s simple, stress-free, and a financial win.
Super Green and Tech-Savvy: Thanks to strict Dutch energy rules (say “hi” to BENG standards), new builds come packed with perks like triple-glazed windows, top-notch insulation, and solar panels. Most even ditch gas heating for eco-friendlier options, like heat pumps. Translation? You help the planet and save on energy bills.
Maintenance? What Maintenance? New builds don’t come with ancient boilers or roofs ready to spring a leak. Better yet, they’re often covered by a 10-year builder’s guarantee. It’s peace of mind on a plate.
Custom Vibes: Developers usually give you options to pick floor plans, finishes, and even that dreamy heated herringbone floor. You can make it yours before you even move in.

The Bad

Sticker Shock: New builds come with a higher price tag. The average price in 2024? Around €493,000. Compare that to existing homes at €432,100, and, well, the difference speaks for itself.
The Outskirts Are the Spot: Want canal views in Amsterdam or a cozy Haarlem townhouse? You won’t find those in a new build. These homes often pop up on city edges or in sprawling suburban neighborhoods.
Mortgage Headaches: During construction, you’ll have to pay off the mortgage in doses via something called a bouwdepot (construction deposit). It’s workable but adds complexity.

Existing Homes: Packed with Personality

The Good

Full of Character: Think big windows, soaring ceilings, stained glass, and creaky charm. Dutch homes built in the 19th or early 20th century are brimming with personality you won’t find in new builds.
Location, Location, Location: Want to be close to parks, cafes, public transport, or schools? Existing homes are often smack in mature, well-connected neighborhoods.
Move-In Speed: From offer to keys in 2-4 months? Yes, please. With existing homes, you’ll skip long construction wait times.
Room to Negotiate: You can sometimes haggle for a better price or get extras like appliances or furniture thrown into the deal. Every little bit helps.

The Bad

Bidding Mayhem: Cities like Amsterdam or The Hague often see overbids of 5-10% above asking prices. Banks only finance up to the appraised value, so you may need extra cash on standby.
The Dreaded Transfer Tax: Buying an existing home means paying 2% in transfer tax… unless you’re under 35 and the property is under €525,000 (a handy perk for first-time buyers).
Energy Drains: Many older homes have poor energy labels (C or worse). Upgrades like insulation or double glazing help but can be pricey.
Hidden Flaws: Found your dream home? Beware of surprise repairs lurking in the walls. A professional inspection is a must and can save you from costly fixes.

Renovating a Home: Your Grand Design Moment

The Good

Make It Your Own: Hate the kitchen layout? Want an open floor plan? Renovating gives you full creative control to customize your space.
Build Value: A well-renovated property could fetch 15-25% more when you sell. That’s smart investing right there.
Cash for Green Projects: The government offers subsidies and low-interest energy-saving loans (like the Energiebespaarlening) to help fund eco-friendly upgrades.

The Bad

Complicated Loans: Things like renovation or construction loans require extra paperwork and planning. It’s doable, but it takes time.
Permit Patience: Dreaming of overhauling a historic house? Buckle up. Renovating rijksmonumenten (national heritage buildings) means extra permissions and red tape.
An Organizational Workout: Managing contractors, budgets, and schedules is no walk in the park. Renovations require serious patience and project skills.
Surprises Galore: Old homes hide mysteries like moisture problems or asbestos. Always budget 10-20% extra to cushion renovation shocks.

Which Option Suits You?

Still stuck? Here’s a quick cheat sheet based on your goals:

If you’re all about low maintenance and energy savings, a new build is a solid bet.
Want to soak up city life and neighborhood charm? An existing home delivers location and personality but may come with bidding drama.
Feeling bold and hands-on? Go all in with a renovation project to create a dream home that’s exactly what you want.

Some quick averages to keep in mind for 2024:

New builds: ~€493,000
Existing homes: ~€432,100
Renovation costs: €1,200–€2,000/m²

Final Thoughts

House hunting as an expat in the Netherlands doesn’t have to be overwhelming. Start by thinking about your budget, commute, energy bills, long-term goals, and the kind of lifestyle you want. A little clarity helps to narrow down the options.

Need guidance? Lean on expat-friendly mortgage advisor Mister Mortgage. With the right support, you’ll feel confident and ready to make the big move.

Happy house hunting, and welcome to a whole new chapter in Dutch life!