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Buying a house in the Netherlands: step by step
From your first offer to the key handover at the notary: how buying a home works in the Netherlands, what you sign, and which costs you pay on top of the purchase price.
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Short answer: In the Netherlands you make an offer, agree on a price and then sign a written purchase agreement. As a buyer you have a legal cooling-off period of 3 days after signing. The sale is completed at a civil-law notary, who registers the transfer with the Land Registry. On top of the price you pay buyer’s costs, such as transfer tax (2% for a home you live in yourself, unless you qualify for the starters’ exemption), notary and valuation fees.
The buying process in six steps
Know your budget
Before you start viewing, find out how much you can borrow. Lenders look at your income, your residence status and the value of the home. Get a first estimate with our mortgage calculator.
Make an offer
Offers are usually made through the seller’s estate agent. You can negotiate, and an offer does not bind you yet: the purchase of a home must be agreed in writing.
Sign the purchase agreement
Once you agree on the price, you sign the purchase agreement (koopovereenkomst). It is common to include conditions, such as a financing condition that lets you cancel if you cannot get a mortgage.
Cooling-off period
You then have 3 days to cancel without giving a reason and without paying compensation (see below).
Arrange the mortgage
Your adviser applies for the mortgage. The lender asks for a valuation report and documents such as an employer’s statement. You receive a binding mortgage offer.
Transfer at the notary
You sign the transfer deed and the mortgage deed at the civil-law notary, pay the purchase price through the notary and get the keys. The notary registers the deed with the Land Registry (Kadaster).
The 3-day cooling-off period
Dutch law gives the buyer of a home a cooling-off period (bedenktijd) of 3 days. It starts the day after you receive a copy of the signed purchase agreement. At least two of those three days must be working days; if not, a day is added. You can cancel without giving a reason and without paying compensation. The period can be made longer by agreement, but never shorter. The right does not apply again if you sign a new agreement with the same seller for the same home within 6 months.
Costs of buying a house in the Netherlands
You can borrow up to 100% of the value of the home, so the buyer’s costs usually come from your own savings. As a rule of thumb, they are 2% to 6% of the purchase price.
| Cost | What to expect (2026) |
|---|---|
| Transfer tax | 2% for a home you will live in yourself; 8% if it will not be your main residence. Buyers aged 18 up to 35 pay nothing once, on a home up to €555,000. Read more about transfer tax. |
| Notary | Fees for the transfer deed and the mortgage deed |
| Valuation | A valuation report or desktop valuation for the lender |
| Mortgage advice | Usually €2,000 to €3,500 for a full process (indication) |
| NHG fee | 0.4% of the loan, once, if you take out a mortgage with NHG |
New-build homes are usually sold free of buyer’s costs (vrij op naam): you pay no transfer tax and no notary fees for the transfer. Calculate the total in Dutch with kosten koper berekenen.
BSN and documents
The notary files the transfer tax return for you and needs your citizen service number (BSN). You get a BSN when you register at your municipality. If you do not live in the Netherlands yet, you can request one through the municipality where you will live or through an RNI desk. Lenders also check your identity and residence status; read more about getting a mortgage with a residence permit.
Frequently asked questions about buying a house in the Netherlands
Can foreigners buy a house in the Netherlands?
Yes. There are no general restrictions on foreigners buying a home. What matters for the mortgage is your income and your residence status, which lenders assess in different ways.
Is my offer on a house binding?
No. The purchase of a home by a consumer must be in writing. You are only bound once you sign the purchase agreement, and even then you have a 3-day cooling-off period.
How much are the buyer’s costs?
As a rule of thumb 2% to 6% of the purchase price, mainly transfer tax, notary, valuation and mortgage advice. First-time buyers aged 18 up to 35 pay no transfer tax on a home up to €555,000.
What is a financing condition?
A clause in the purchase agreement that allows you to cancel the purchase if you cannot get a mortgage by an agreed date. It protects you if the lender turns down your application. Agree on it before you sign.
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