Buying a House in the Netherlands as an Expat: Step-by-Step Guide (2026–2027)

Buying a house in the Netherlands as an expat can feel overwhelming. The Dutch housing market moves fast, homes often sell above the asking price, and you need to know exactly what you can afford before you make an offer.

This guide explains step by step how buying a house in the Netherlands works in 2026 and 2027: your mortgage budget, the buyer’s costs and transfer tax, bidding, the purchase agreement and the notary. Whether you are an expat settling in Rotterdam or Utrecht, or a renter ready to buy your first home, you will know what to expect at every stage.

Step 1: How much mortgage can you get in the Netherlands?

Start with a mortgage conversation, not with house hunting. In the Netherlands, the amount you can borrow is set by national lending rules based on your income, your fixed obligations (such as a student loan or car lease) and the energy label of the home.

A mortgage advisor calculates your maximum mortgage and, just as important, what monthly payment is comfortable for you. That number tells you which homes are realistic and how high you can go when bidding.

Keep in mind that you can usually borrow up to 100% of the home’s value, but not the buyer’s costs on top. You need your own savings for those, so plan for them from day one.

Step 2: Plan for the buyer’s costs and transfer tax (kosten koper)

Most Dutch homes are listed kosten koper (k.k.): the asking price excludes the costs of the purchase, which you pay on top from your own savings. These are the main costs in 2026 and 2027:

Cost	What it is	2026	2027
Transfer tax – home you will live in	Tax on buying an existing home, paid via the notary	2%	2%
Transfer tax – first-time buyer exemption (age 18–35, once)	No transfer tax on your first own home, up to a maximum home value	0% up to €555,000	0% up to €615,000
Transfer tax – home you will not live in	Buy-to-let, holiday home or a home for your student child	8%	7% (proposed in the 2027 Tax Plan, pending approval by parliament)
NHG guarantee	Optional mortgage guarantee that usually gets you a lower interest rate	One-off 0.4% of the mortgage; homes up to €470,000 (€498,200 with energy-saving improvements)	One-off 0.4% of the mortgage; homes up to €500,000 (€530,000 with energy-saving improvements)
Notary	Drafts the mortgage deed and transfer deed and registers the sale	Varies by notary	Varies by notary
Valuation report	Independent valuation required by the lender	Varies by appraiser	Varies by appraiser
Mortgage advice	Advice, comparison and application of your mortgage	Fixed fee, varies by advisor	Fixed fee, varies by advisor
Building inspection	Optional check of the home’s technical condition	Varies by inspector	Varies by inspector

Newly built homes are usually sold vrij op naam (v.o.n.). You then pay VAT instead of transfer tax, already included in the price, and most transfer costs are included too.

Two details matter for the first-time buyer exemption. First, if the home is worth even one euro more than the limit, the exemption does not apply at all. Second, the year of the transfer at the notary counts, not the year you sign. Buy in late 2026 with a transfer in 2027, and the higher €615,000 limit applies.

Step 3: Find a house and hire a buyer’s agent (aankoopmakelaar)

Most homes are listed on Funda, the largest Dutch property platform. Popular homes in cities like Rotterdam and Utrecht can receive dozens of viewing requests within days, so speed matters.

Remember that the selling agent works for the seller, not for you. Their job is to get the highest possible price. A buyer’s agent (aankoopmakelaar) works only for you. They:

• assess whether the asking price is realistic, based on recent sales in the area;
• join you at viewings and spot issues you might miss;
• advise on a smart bidding strategy and negotiate on your behalf;
• check the purchase agreement before you sign.

For many buyers, a good buyer’s agent saves more than they cost, both in price and in avoided mistakes. Looking for one? Thomas de Aankoopmakelaar guides buyers through the entire purchase, from the first viewing to the transfer at the notary.

Step 4: Make an offer on a Dutch house

In the Netherlands you make an offer through the selling agent, usually by phone or email or via a bidding platform. The seller can accept, reject or make a counteroffer. An offer only becomes binding once both parties agree on the price and the main terms.

Your offer is more than a price. It also includes:

• Transfer date — when you get the keys.
• Conditions (ontbindende voorwaarden) — ways to cancel the purchase without penalty. The most common are a financing condition (you can cancel if you cannot get a mortgage) and a building inspection condition.
• Included items — such as curtains, flooring or the kitchen appliances.

In a competitive market, sellers prefer offers with few or no conditions. Bidding without a financing condition is risky, though: if your mortgage falls through, you may have to pay a 10% penalty. Always discuss this with your mortgage advisor first. At Advies van Jord we offer the Biedgarantie van Jord, a certificate that lets you bid without a financing condition while staying protected.

Step 5: Sign the purchase agreement (koopovereenkomst)

Once your offer is accepted, the agreement is put in writing in the purchase agreement (koopovereenkomst). Read it carefully, or let your buyer’s agent check it, because everything you agreed must be in it, including your conditions and their deadlines.

After you receive the signed agreement, you have a three-day cooling-off period (bedenktijd). During those days you can cancel the purchase without giving a reason and without any costs.

You will also usually need to provide a deposit or bank guarantee of around 10% of the purchase price, a few weeks after signing. This is held by the notary and deducted from the price at the transfer. Many buyers arrange a bank guarantee so they don’t have to pay this amount from their savings.

Step 6: Arrange your mortgage, go to the notary and get the keys

Now the clock is ticking: your mortgage must be approved before the deadline of your financing condition. Your mortgage advisor submits the application to the lender. In the meantime:

1. Valuation — an independent appraiser visits the home and confirms its market value for the lender.
2. Documents — you supply your employer’s statement, payslips, ID and bank statements.
3. Binding offer — the lender issues a mortgage offer, which you sign.
4. Final inspection — shortly before the transfer you walk through the home to check it is in the agreed condition.
5. Transfer at the notary — you sign the mortgage deed and the transfer deed. The notary arranges the payment and registers you as the owner.

After signing at the notary, you receive the keys. The home is officially yours.

Extra tips for expats buying a house in the Netherlands

• You can buy as a foreigner. There are no restrictions on non-Dutch nationals buying property, but some lenders set extra requirements, for example regarding your residence permit or employment contract.
• Get your BSN in order. You need a citizen service number (BSN) and a Dutch bank account for the mortgage application.
• Ask for English. Many agents and advisors work in English. The notarial deeds are in Dutch, but you can ask the notary for a translation or an interpreter.
• Start early. Gathering documents from abroad takes time, so begin before you find the home you want.

Frequently asked questions

Can expats buy a house in the Netherlands?

Yes. There are no restrictions on foreigners buying property in the Netherlands. Some mortgage lenders do set extra conditions for non-EU nationals, for example about your residence permit or employment contract.

How much are the buyer’s costs in the Netherlands?

You pay transfer tax (0%, 2%, or 8% in 2026 and 7% in 2027 for a home you won’t live in), plus fees for the notary, valuation, mortgage advice and optionally NHG and a building inspection. Your mortgage advisor calculates the exact amount for your situation.

What is the first-time buyer exemption in 2027?

If you are 18 to 35 and buy your first home to live in, you pay no transfer tax on a home worth up to €615,000 in 2027 (€555,000 in 2026). You can use it only once.

Do I need a buyer’s agent in the Netherlands?

It isn’t required, but it is strongly recommended, especially if you don’t speak Dutch or don’t know the local market. A buyer’s agent such as Thomas de Aankoopmakelaar negotiates on your behalf.

Can I get mortgage advice in English?

Yes. Advies van Jord advises expats in English, online or at your home, in the Rotterdam and Utrecht region.

How long does buying a house in the Netherlands take?

From accepted offer to transfer at the notary usually takes two to three months, depending on the transfer date you agree with the seller.

Looking for an English-speaking mortgage advisor in Rotterdam or Utrecht?

Buying a home starts with knowing what you can afford. At Advies van Jord we give independent mortgage advice in English and Dutch, online or at your home, across the Rotterdam and Utrecht region. We calculate your budget, explain every cost and arrange the mortgage that suits you.

And for a strong position on the house hunt, combine our advice with an experienced buyer’s agent such as Thomas de Aankoopmakelaar.

Schedule a free introductory meeting or contact us with your questions.

Figures as of October 2026. The 7% rate for 2027 is a proposal in the 2027 Tax Plan and still needs parliamentary approval.