Buyer Costs in the Netherlands (Kosten Koper) Explained
What are the costs of buying a home in the Netherlands? Calculate your kosten koper, understand transfer tax, notary fees, and how much savings you need as an expat.
How much does it cost to buy a home in the Netherlands?
When buying a property in the Netherlands, the purchase price is only part of the equation. On top of the mortgage, you will need your own savings to cover the additional buyer costs, known as "kosten koper" (often abbreviated as k.k.). These costs cannot be included in your mortgage and must be paid out of pocket.
Calculate your total buyer costs below:
Buyer's Costs Calculator
An indication based on the rules of the authorities themselves and the prices we see in our own network. Not tax or financial advice.
The asking price of the house, or the bid you want to make.
If you are not, a higher transfer tax rate applies and the first-time buyer exemption lapses.
The exemption applies per buyer and you may use it once in your life.
On the notary's invoice
You transfer this amount in one go, a few days before you get the keys.
Transfer tax
We apply the rate for your situation to your purchase price. Already know what the notary put on the draft invoice? Enter that.
our figure
Notary: transfer deed
Ask a notary for a quote: the line "leveringsakte" or "akte van levering", including VAT. As the buyer you pick the firm yourself.
Land Registry: registering the transfer
The registration fee the Land Registry charges for the transfer. It is listed separately on the notary's quote; we have no figure of our own for it.
Notary: mortgage deed
On the same notary quote, under "hypotheekakte" or "akte van geldlening", including VAT.
Land Registry: registering the mortgage
Also on the notary's quote, under "inschrijving hypotheek". We have no figure of our own for it.
What your mortgage costs
Everything you pay to get the loan arranged. Almost all of your deduction sits here.
Mortgage advice and arrangement
Your adviser names this amount up front in the service document, as "advies- en bemiddelingskosten" or "afsluitkosten".
Appraisal
The appraiser quotes this amount up front, including VAT and including the validated report.
NHG guarantee premium
Listed on your mortgage quote as "borgtochtprovisie NHG". You pay it once, when you take out the mortgage.
our figure
What you choose yourself
Not compulsory, but usual. You decide whether you incur them and with whom.
Structural survey
The survey firm names this amount up front, including VAT. Book the survey within the term of your resolutive conditions.
Buying agent
Stated in the service agreement with your buying agent: a percentage of the purchase price, often plus a fixed part. Including VAT.
8 items without an amount
These items do not count yet. Do not know the amount? Every item tells you where to find it.
Two limits worth thousands of euros
If your purchase price sits just under or just over one, a lot changes. Here is where you stand.
First-time buyer exemption 2026
You are € 205.000 below the limit.
You pay no transfer tax. Without the exemption that would have been € 7.000.
Dutch Tax Administration · Tax year 2026NHG limit 2026
You are € 120.000 below the limit.
You can borrow with NHG. The guarantee premium is a one-off 0,4% of your mortgage: € 1.400.
NHG · Tax year 2026What you get back from this later
Of the € 1.400 you pay now, € 1.400 is deductible. At your tax return that yields roughly € 526.
Calculated with the maximum deduction rate of 37,56% that applies to your own home in 2026. If your income stays below € 78.426 you deduct at your own rate and your benefit is lower. Read the rule
You pay the full amount at the notary. The refund only comes after your tax return for the year of purchase — usually a year later.
Work through your own invoicesAll rules apply to tax year 2026 and were checked with the authority itself on 27 aug 2026.
The rates and limits come from the Dutch Tax Administration and NHG and were checked on 27 aug 2026. The prices are what we see in our own network: a range, not a quote.
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What are kosten koper?
Kosten koper literally translates to "buyer's costs." When you see a property listing that says "EUR 350,000 k.k.", it means the buyer is responsible for all additional costs on top of the purchase price. This is the standard in the Dutch housing market for existing properties.
For new-build homes (nieuwbouw), prices are listed "v.o.n." (vrij op naam), which means the purchase price includes transfer tax and notary fees for the deed of transfer. You still have other costs to cover, but significantly fewer.
Breakdown of buyer costs
Transfer tax (overdrachtsbelasting) - 2%
This is a tax paid to the Dutch government when property ownership transfers to you. For existing properties, the rate is 2% of the purchase price.
Important exception for buyers under 35: If you are younger than 35 and the property value is below EUR 510,000 (2025 limit), you may qualify for a one-time exemption from transfer tax. This is called the "startersvrijstelling." You can only use this exemption once in your lifetime, and the property must become your primary residence. This exemption applies to expats as well, regardless of nationality.
If you are buying an investment property (not your primary residence), the transfer tax is 10.4%.
Notary fees (notariskosten)
You need a notary (notaris) for two things when buying a home:
- Deed of transfer (leveringsakte) - the legal transfer of the property to your name. This typically costs EUR 700 to EUR 1,200.
- Mortgage deed (hypotheekakte) - registering the mortgage with the Land Registry (Kadaster). This typically costs EUR 700 to EUR 1,100.
Total notary costs usually range from EUR 1,400 to EUR 2,300 depending on the property value and the notary you choose. You are free to choose your own notary, and prices can vary significantly, so it pays to compare.
Mortgage advisor fees (advieskosten)
A mortgage advisor (hypotheekadviseur) guides you through the entire mortgage process. Their fees typically range from EUR 1,500 to EUR 3,500, depending on the complexity of your situation. As an expat, your situation may be more complex (30% ruling, income from abroad, non-EU residency), which can affect the fee.
These costs are tax-deductible in the year you buy the property.
Property appraisal (taxatierapport)
Banks require an independent appraisal of the property before approving your mortgage. A certified appraiser (taxateur) will assess the market value of the home. This costs between EUR 400 and EUR 800, depending on the property and location.
The appraisal must be conducted by a registered appraiser and follows a standardized format. You can find taxateurs through our comparison tool.
Structural survey (bouwkundige keuring) - optional but recommended
A structural survey is an inspection of the property's condition. While not mandatory, it is highly recommended, especially for older properties. It reveals potential issues like foundation problems, roof damage, or moisture. Costs range from EUR 300 to EUR 600.
As an expat, you may be less familiar with Dutch building styles and common issues. A structural survey gives you peace of mind and can be a basis for price negotiation.
NHG premium - 0.6%
If your mortgage falls within the NHG (Nationale Hypotheek Garantie / National Mortgage Guarantee) limit of EUR 435,000 in 2025, you pay a one-time premium of 0.6% of the mortgage amount. In return, you get a safety net if you can no longer pay your mortgage, plus a lower interest rate.
For a EUR 400,000 mortgage, the NHG premium would be EUR 2,400. This can be financed within the mortgage itself.
Bank guarantee or deposit (bankgarantie)
When you sign the purchase agreement (koopovereenkomst), you typically need to provide a 10% deposit or a bank guarantee. A bank guarantee costs around 1% of the guarantee amount (so roughly 0.1% of the purchase price). This is a one-time fee.
How much savings do you need?
Here is a realistic overview of what you should expect to pay in own savings for a EUR 350,000 property:
| Cost item | Amount |
|---|---|
| Transfer tax (2%) | EUR 7,000 |
| Notary fees | EUR 1,800 |
| Mortgage advisor | EUR 2,500 |
| Property appraisal | EUR 600 |
| Structural survey | EUR 450 |
| Bank guarantee | EUR 350 |
| Total | EUR 12,700 |
This comes to roughly 3.5% to 4% of the purchase price. If you qualify for the starter exemption (no transfer tax), you would save EUR 7,000 in this example, bringing the total down to about EUR 5,700.
Use the calculator below to see exactly how much own equity you need for your situation:
Own Equity Calculator
How much savings do you need?
Mandatory costs
€4,625Optional costs
€3,900Note: This is an estimate based on average costs in 2025. Notary, appraisal and advisory costs may differ per provider. Always request multiple quotes. A mortgage advisor can provide an exact calculation.
Costs for new-build properties (nieuwbouw)
New-build homes are sold "vrij op naam" (v.o.n.), meaning the transfer tax and deed of transfer costs are included in the price. However, you still have these costs:
- Mortgage deed notary fees (EUR 700 to EUR 1,100)
- Mortgage advisor fees (EUR 1,500 to EUR 3,500)
- Structural inspection at delivery (EUR 300 to EUR 500)
- NHG premium if applicable
- Construction deposit interest during the build phase
New-build can be attractive for expats because the total buyer costs are lower, and you get a modern, energy-efficient home. The downside is longer waiting times and less negotiation room on price.
Tax-deductible buyer costs
Some buyer costs are tax-deductible, which means you can claim them on your tax return in the year of purchase:
- Mortgage advisor fees
- Notary fees for the mortgage deed (not the transfer deed)
- Appraisal costs
- NHG premium
The notary fees for the deed of transfer and the transfer tax itself are not deductible. Make sure to keep all receipts and invoices, as you will need them when filing your tax return.
The 30% ruling and buyer costs
The 30% ruling does not directly affect your buyer costs, but it does affect how much you can save. With a higher net income thanks to the 30% ruling, you may find it easier to accumulate the required savings. Some expats also receive a relocation allowance from their employer that can be used toward buyer costs.
If your 30% ruling is about to expire, keep in mind that your saving capacity will decrease. Plan your home purchase timeline accordingly.
Tips for expats buying their first Dutch home
- Start saving early. You need at least 4% to 6% of the purchase price in own savings. With Dutch property prices, this can be a significant amount.
- Get pre-approved. A mortgage pre-approval (hypotheekverklaring) shows sellers you are a serious buyer and speeds up the process.
- Choose an expat-experienced mortgage advisor. They understand the 30% ruling, foreign income, and residency permit implications.
- Compare notary fees. Prices vary significantly between notaries for the same service. Online comparison tools can save you hundreds of euros.
- Budget for unexpected costs. Moving costs, furnishing (Dutch homes are often sold without flooring or curtains), and minor repairs can add up quickly.
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