Dutch Buyer's Costs Calculator

What are buyer's closing costs in the Netherlands?

When you buy a home in the Netherlands, you pay more than the purchase price. The additional costs — called kosten koper — typically run 3%–6% of the purchase price on top. These are paid at completion and must come from your own savings, not from your mortgage.

The single largest cost is usually transfer tax (overdrachtsbelasting) at 2%. First-time buyers under 35 purchasing a home up to €510,000 are exempt — a saving that can be worth €7,000–€10,200 at typical Amsterdam prices.

Overview of all buyer's costs

* Column type: Fixed = exact percentage; Variable = ranges depend on your notary/provider; Optional = your choice.

Starter exemption (startersvrijstelling) explained

First-time buyers under 35 pay 0% transfer tax on homes up to €510,000 (2026 limit). On a €350,000 home, that saves you €7,000. On a home at the limit, it saves €10,200.

You can only use the exemption once. Both conditions must be met at the time of signing the notarial transfer deed: you must be under 35, and the purchase price must not exceed the limit. The limit is revised annually.

NHG — worth it for most buyers

NHG (Nationale Hypotheek Garantie) is a government-backed guarantee on mortgages up to €435,000 (2026). It has two benefits: lenders typically offer 0.4–0.7% lower rates to NHG borrowers, and if you are ever forced to sell at a loss, NHG covers the residual debt.

The one-off fee is 0.6% of your mortgage amount. On a €350,000 mortgage that costs €2,100 — usually recouped within a year through the lower interest rate.

Frequently asked questions