The Complete Guide for First-Time Buyers

Buying Costs in the Netherlands as an Expat: The Complete Guide for First-Time Buyers

Buying your first home in the Netherlands as an expat is exciting — but it can also feel overwhelming. Especially when you start looking at the numbers.

You’re probably wondering:

• What are the total costs of buying a home in the Netherlands as an expat?
• How much savings do I actually need?
• Can I include purchase costs in my mortgage?
• What does “kosten koper” really mean?

Let’s walk through everything step by step so you know exactly what to expect.

What Are the Total Buying Costs in the Netherlands for Expats?

When we talk about buying costs Netherlands expat, we usually refer to:

• Transfer tax
• Notary fees
• Valuation report
• Technical inspection
• Mortgage advice and arrangement costs
• Bank guarantee (if applicable)

In most cases, the total purchase costs Netherlands expat buyers should expect range between 4% and 6% of the property price, depending on your situation.

Important: These costs are usually not included in the mortgage and must be paid from your own savings.

We’ll break each cost down clearly below.

What Does “Kosten Koper” Mean for Expats?

You’ll often see the term “kosten koper (k.k.)” when viewing Dutch properties.

It means the buyer pays the purchasing costs, including:

• Transfer tax
• Notary deed of transfer
• Registration at the Land Registry

If a home is listed for €400,000 k.k., you should assume you’ll need additional funds on top of that.

If you’re unsure how this affects your budget, our How to Bid (budget + kk) guide explains exactly how to calculate your total offer capacity.

Do Expats Pay Transfer Tax?

Yes — in most cases, expats pay 2% transfer tax when buying a property to live in themselves.

Are There Tax Exemptions for First-Time Buyers?

There is a transfer tax exemption for buyers aged 18–35, provided:

• The property value is below the government threshold (this changes annually)
• You have not used the exemption before
• You will live on the property yourself
• If you qualify, you could save thousands of euros.

For a broader explanation of the Dutch tax structure and potential deductions, see our Tax system simple / tax benefits guide.

What Notary Costs Are Involved?

You will need a notary for:

• The deed of transfer
• The mortgage deed

Typical notary costs range between €1,000 and €2,000, depending on complexity.

More details can be found in our Notary rules (notary fees) overview.

Valuation and Technical Inspection Costs

Before a bank issues your mortgage, they require a valuation report.

• Valuation: approx. €850
• Technical inspection (optional but highly recommended): €400 – €700

These reports protect you from overpaying or buying a property with hidden structural issues.

See our Documents (valuation, bank guarantee) guide for more details.

How Much Does Mortgage Advice Cost for Expats?

Mortgage advice for expats typically costs between: €3.000 and €4.500

This depends on:

• Complexity of income (international contracts, 30% ruling, bonuses)
• Whether you are buying your first or second property
• Whether you’re self-employed

Do Expats Need to Pay a Deposit or Bank Guarantee?

In most cases, yes. After signing the purchase agreement, you must provide 10% of the purchase price as security.

You can either:

Pay the amount directly as a deposit

Or arrange a bank guarantee

If you’re unsure how this works, see our Mortgage pre-approval guide.

Can Buying Costs Be Included in the Mortgage?

In most cases: No. Dutch banks finance up to 100% of the market value of the property — not the purchase price including costs. This means expats usually need savings to cover the cost.

There are, however, cases in which it is possible to finance the cost. This will depend on what you qualify for based on income, the purchase price and the market value of the property. To understand your full options when getting a mortgage as an expat in the Netherlands, it helps to understand the complete mortgage landscape.

What Hidden or Ongoing Costs Do Expats Overlook?

Many first-time buyers focus only on purchase costs. But monthly costs change when you move from renting to owning.

Monthly housing costs Netherlands expats should expect:

• Mortgage payments
• Home insurance (woonhuisverzekering)
• Contents insurance (inboedelverzekering)
• Property tax (OZB)
• Water authority tax
• Waste collection charges
• Utilities (gas, electricity, water)
• VvE fees (if apartment)

See our detailed Utilities/taxes/monthly costs (micro) guide.

Energy Labels & Renovation Financing for Expats

What Does an Energy Label Mean?

Every Dutch home has an energy label (A to G). It indicates energy efficiency, expected heating costs and sustainability level. Homes with better labels often have lower energy bills and offer better resale value.

More details in our Energy labels & renovation financing guide.

Does an Energy Label Affect My Mortgage?

Yes – you can borrow more on a house with a higher energy label. Some lenders offer discounted interest rates for certain energy labels and special financing for improvements.

Can Expats Finance Renovations Through Their Mortgage?

Yes — if renovations increase the property value. You can also finance a budget for energy savings measure. The available budget is based on the current energy label of the property.

Insurance Guide for Expats

The only compulsory insurance is home insurance which covers damage to the structure. Home content insurance, passing away insurance and income protection insurance are strongly advised. More in our Expat Insurance Guide (Woonhuis + Inboedel + AOV basics ENG).

Dutch Bank Accounts for Expats

Do Expats Need a Dutch Bank Account?

Yes — practically speaking. A Dutch account is usually required for mortgage payments, notary transactions, and utility payments. You can use foreign savings for the deposit or for paying costs, but operationally a Dutch account makes the process smoother.

Final Thoughts

Buying your first home in the Netherlands as an expat involves more than just the purchase price.

Understanding the full costs of buying a house Netherlands expat buyers face — including transfer tax, notary fees, valuation, mortgage advice, insurance, and monthly costs — helps you avoid surprises and make confident decisions.

Do you have any questions or is anything unclear? Feel free to contact me via the website.