Closing Costs of Buying a House in the Netherlands

Spring is the season of change. As the old saying goes, April showers bring May flowers. Anyone who’s moved to the Netherlands can tell you, we’ve never had a shortage of April showers! We’ve also got no shortage of families looking to move, as it happens to be the most popular month for folks to purchase new homes. If you’re planning a move this season, it helps to understand the closing costs of buying a house in the Netherlands before you begin house hunting.

Given the competition, househunting requires strategy. You’ve got to factor in what your family absolutely needs, your location, your lifestyle, and your plans. All of your necessities must fall squarely within your budget. This means not only the purchase price, but also the closing costs. In the Netherlands, these extra fees are known as kosten koper. They can amount for 4% to 6% of the purchase price. We’re going to break down all the contributors to closing costs of buying a house in the Netherlands so you can stay within budget and nest before the end of Spring!

In 2026, the average price of a house in the Netherlands increased to just below €500,000. This puts the closing costs anywhere between €20,000 and €30,000. It’s important to know exactly what you’re paying for with such a significant fee. So let’s spell it out.

Notary Costs (Notariskosten)

Even if you’ve been through this process before, keep this cost on your radar because things have changed. Notary fees have increased by 32% in the past 10 years! Be sure to shop around and compare different quotes. As a rule, notaries in big cities like Amsterdam, The Hague, and Rotterdam will have higher rates. If you are purchasing property in Amsterdam, you can still use a notary in a smaller village as long as you are willing to make the trip. The notary may charge you a few hundred extra euros for a translator, depending on their policy, so be sure to ask about that.

There is no way to get around the notary, as it is legally required to transfer property ownership. Though you really wouldn’t want to. The notary plays a crucial role in ensuring the transaction is legally valid. They verify identities, check property records, process fund transfers, and register the property in the public land registry. This ensures both the buyer and seller are protected and that ownership is properly recorded. Today, these costs are typically around €2,000. You will pay these fees at the office on the day of completion when the deed of transfer and mortgage deed are officially signed.

Bank Guarantee Fee (Bankgarantie)

After you and the seller sign the purchase agreement or koopovereenkomst, you are required to pay a 10% deposit of the purchase price. This is called the waarborgsom. For example, if you’re buying a home for €500,000, the deposit would be €50,000. Rest assured that this is not an extra fee! This figure is included in the total purchase price. Buyers need to transfer this amount within a few weeks after signing the contract to the notary’s third-party account. The money is held there safely until the final transfer of ownership.

Because not everyone has tens of thousands of euros available in cash, many buyers opt for a bank guarantee (bankgarantie) instead of paying the deposit. The cost for arranging this is around €350, and it is usually paid once your mortgage is finalized.

With a bank guarantee:

• The bank promises to pay the 10% if you default
• You pay a smaller fee (i.e. €350)
• You don’t have to hand over a large amount of cash upfront

Transfer Tax (Overdrachtsbelasting)

Transfer tax is one of the largest closing costs of buying a house in the Netherlands and is currently set at 2% of the purchase price. If we are keeping the average house price at €500,000, an example of a transfer tax would be €10,000. This tax is paid at the notary’s office as part of the final settlement. The notary collects the transfer tax and submits it to the Dutch tax authorities on your behalf.

Valuation Report (Taxatierapport)

Most mortgage lenders require a valuation report to confirm a property’s market value. The cost is typically around €950 and is paid once the valuation report has been completed.

A certified appraiser prepares the report and ensures the property value aligns with the purchase price. It protects both you and the lender by supporting responsible lending and preventing over-financing of the property. So, even if it is not required, it is in your best interests to include it.

Mortgage Application Fee (Hypotheekaanvraagkosten)

Arranging a mortgage in the Netherlands usually involves advisory and application fees. These can amount to around €3,495 and are typically paid once the mortgage is finalized.

The mortgage advisors assess your financial situation, compare lenders, submit your application, and manage the process through to approval. While this is a high outside cost of the purchase price, it helps ensure that you secure a mortgage that fits your family’s financial needs and circumstances.

Selecting the correct mortgage broker is one of the most critical steps when buying a home. Different agencies specialize in different services. Financial Consultancy Holland is particularly knowledgeable about helping entrepreneurs and expats! They use a tailored approach that considers not only salary but also additional income sources to maximize borrowing capacity. They’ve got over a decade of experience in facilitating stress-free home buying.

Property Guidance and Bidding (Aankoopbegeleiding en Bieden)

Many buyers choose to work with a purchasing agent to guide them through the process and assist with bidding. The cost for this service is approximately €4,500, usually paid once the mortgage is finalized.

A purchasing agent helps you identify suitable properties, assess their values, and strategically place bids. These services become especially important in competitive markets like the Netherlands. They also assist with negotiations and contract reviews, which can be difficult to navigate even in your own language and country. For expats, purchasing agents are the secret weapon that ultimately saves you money and generally reduces risk.

National Mortgage Guarantee (Nationale Hypotheek Garantie – NHG)*

The NHG provides a financial safety net for both buyers and lenders by reducing mortgage risk. In exchange, buyers often benefit from a lower interest rate. It can also offer protection in situations where you are unable to meet your mortgage payments because of unforeseen circumstances like unemployment or divorce.

This is not a step for all buyers, but if you are buying a home with Nationale Hypotheek Garantie, there is an additional fee of 0.40% of the total mortgage amount. This fee is paid at the notary’s office upon completion.

Total Estimated Process Costs

Now it’s time to get out your calculators. When adding all these expenses together, the estimated process costs total €21,295. Luckily, these costs will be paid at different stages rather than as a lump sum. That being said, understanding them upfront is crucial for you to budget accordingly.

You may be taking the leap from renter to owner this Spring. Or you may be upsizing to accommodate a new baby. Either way, your big move will not be possible without the experts. You can’t control for the existence of the closing costs when buying a house in the Netherlands, but you control how much you get out of them. Make sure to use notaries and mortgage brokers you trust! Reach out to Financial Consultancy Holland today, and your next home could end up being your forever home, and this expat thing just might become permanent. A free call can be booked through their website!