Buying Property in Netherlands: What It Actually Costs

Whether you're buying your first investment property or expanding your portfolio, understanding all the upfront and ongoing costs is essential. This guide walks you through every tax, fee, and expense you can expect — so there are no surprises on transfer day.

Last updated: 12 May 2026

Budget 8–10% above the purchase price for taxes and fees when buying property in Netherlands. The calculator below gives you an exact figure for your situation.

Calculate your exact costs →

Overdrachtsbelasting (Transfer Tax)

National transfer tax on property purchases. Investor rate is 8% in 2026 (reduced from 10.4%). Owner-occupiers pay 2%. First-time buyers aged 18-35 pay 0% on properties up to EUR 555,000. Commercial property remains at 10.4%. No foreign buyer surcharges.

Overdrachtsbelasting (Transfer Tax) is a flat rate of 8.00% of the purchase price.

Overdrachtsbelasting (Commercial) (Commercial (Bedrijfspand))

Commercial property transfer tax remains at 10.4% in 2026.

Overdrachtsbelasting (Commercial) is a flat rate of 10.4% of the purchase price.

Calculate your exact Overdrachtsbelasting (Transfer Tax) →

What You'll Pay at Transfer

On top of the transfer tax, there are several legal and administrative fees that you need to budget for. Here's what to expect.

Transfer / conveyancing fees

These fees apply whether you're paying cash or taking out a bond.

Notary — Transfer Deed (Leveringsakte)
Notary fee for drafting and registering the transfer deed (leveringsakte). Fees are freely negotiable in the Netherlands. Typically EUR 600-1,000.
R 800,00
Land Registry — Transfer (Kadaster)
Fee for registering the transfer of ownership with the Kadaster (Dutch Land Registry). Fixed fee per deed.
R 150,00

Bond registration fees (only if you're taking a bond)

If you're financing your purchase with a home loan, the bank's bond also needs to be registered at the Deeds Office. These are the fees for that process.

Property Valuation (Taxatierapport)
Independent property valuation required by the bank for mortgage approval. Must meet NWWI standards. Typically EUR 500-800 including NWWI validation.
R 650,00
Notary — Mortgage Deed (Hypotheekakte)
Notary fee for drafting and registering the mortgage deed. Typically EUR 500-1,000.
R 750,00
Land Registry — Mortgage (Kadaster)
Fee for registering the mortgage with the Kadaster. Fixed fee per deed.
R 150,00
Mortgage Advisor (Hypotheekadviseur)
Fee for independent mortgage advice. Most buyers use a mortgage advisor. Typically EUR 2,000-3,500. Can sometimes be financed within the mortgage.
R 2 500,00

Agent Commission

In the Netherlands, the seller pays the selling agent commission (verkoopmakelaar), typically ~1.16% + 21% BTW (~1.40% effective). Buyers can optionally hire a buying agent (aankoopmakelaar) at ~1% or a fixed fee of EUR 2,500-5,000. The rate shown here is the buying agent cost (optional). Commission is freely negotiable.

Paid by: seller
BTW applies: No
Typical rates:
Residential: 1.4%Apartment: 1.4%Commercial: 2.0%Airbnb: 1.4%
Calculate your exact purchase costs →

Your Monthly and Annual Costs as an Owner

The purchase price is just the beginning. As a property owner in Netherlands, you'll have recurring costs that eat into your rental income. Knowing these upfront helps you model realistic returns.

  • Property Tax (OZB)
    Onroerendezaakbelasting (OZB) — annual property tax based on WOZ value, set by each municipality. Rates range from 0.03% to 0.11% of WOZ value. Amsterdam: ~EUR 145/yr, Rotterdam: ~EUR 261/yr for a EUR 400K property. Cannot be passed to residential tenants.
    annual
    Typically escalates ~3% per year
  • Water Board Tax (Waterschapsbelasting)
    Annual water management tax covering flood protection, water quality, and sewage treatment. Varies by water board region. Typical: EUR 300-500/year for a household.
    annual
    Typically escalates ~2% per year
  • Waste Tax (Afvalstoffenheffing)
    Municipal waste collection tax. Varies by municipality. Typical: EUR 200-400/year.
    annual
    Typically escalates ~2% per year
  • Box 3 Wealth Tax (Vermogensbelasting)
    Annual deemed-return wealth tax on investment property (Box 3). 2026: 6.04% deemed return × 36% tax rate = effective ~2.17% of net asset value (property value minus mortgage debt minus EUR 57,000 tax-free threshold per person). As you pay down your mortgage, your net equity rises and Box 3 tax increases. Set to 0% if this is your primary residence (Box 1 — exempt). Fiscal partners get double the threshold (EUR 114,000). From 2028, Box 3 will switch to taxing actual returns.
  • Building Insurance (Opstalverzekering)
    Annual structural insurance for houses. Typically EUR 100-300/year. For apartments, this is usually included in the VvE contribution.
    annual
    Typically escalates ~3% per year
  • Maintenance Reserve
    Annual budget for ongoing repairs and maintenance. Rule of thumb: 1-2% of property value per year. For apartments, a portion is covered by the VvE maintenance reserve fund.
    annual
    Typically escalates ~3% per year

Additional costs for Apartment (Appartement) properties

  • VvE Service Charges (Vereniging van Eigenaren)
    Monthly contribution to the owners' association (VvE). Covers building insurance, maintenance reserve fund, cleaning, and shared utilities. Average ~EUR 161/month (2025). Range: EUR 100-300/month. Fees have risen ~35% over the past 5 years.
    Charged per month

Additional costs for Short-Term Rental (Vakantieverhuur) properties

  • Tourist Tax (Toeristenbelasting)
    Per-person per-night tax set by each municipality. Amsterdam: 7% of room price (avg ~EUR 7/night). Other cities: EUR 1-5/night. Platforms like Airbnb collect it in Amsterdam — set to 0 if the platform handles it.
  • STR Registration / Permit
    Amsterdam limits short-term rental to 30 nights/year (registration required). Other cities have varying limits (60-90 nights). Check your municipality's opkoopbescherming rules.
    Charged annual

Don't forget escalation: Most recurring costs increase every year. Budget for 3–6% annual increases on rates, insurance, and maintenance. The ROI calculator lets you set a custom escalation rate for each expense.

When You Sell: Capital Gains Tax

Good news — there is no Capital Gains Tax in Netherlands. The Netherlands does not tax actual capital gains on property for individual investors. Instead, investment property is taxed annually under Box 3 (wealth tax) based on a deemed return of 6.04% at a 36% tax rate (effective ~2.17% of net asset value). This annual wealth tax is included in the recurring costs section below. Primary residence (Box 1) is exempt from both CGT and Box 3. From 2028, Box 3 will switch to taxing actual returns.

Model your CGT in the exit scenario calculator →

Costs of Selling Your Property

When you eventually sell, there are costs that come out of your sale proceeds before you see the cash. Here's what to factor in when modelling your exit.

Agent Commission (Seller)
Selling agent commission in the Netherlands averages ~1.16% + 21% BTW (effective ~1.40%). Rates vary by city (Amsterdam ~1.05%, Rotterdam ~1.16%). Some agents charge a fixed fee instead. Negotiable.
1.4%
Model your exit scenario in the calculator →

Buying Property in Netherlands as a Foreign National

Good news: There are no nationality restrictions on buying property in the Netherlands. Foreign buyers pay the same transfer tax rates as Dutch citizens. No foreign buyer surcharges.

Here's what foreign buyers need to know:

  • 1 No restrictions: Anyone can buy property in the Netherlands regardless of nationality or residency status. Same transfer tax rates apply to all buyers.
  • 2 BSN number: A Burgerservicenummer (BSN) is practically essential — required for mortgage applications and notary AML compliance. Non-residents can register at RNI desks.
  • 3 Same tax rates: Foreign buyers pay the same Overdrachtsbelasting (transfer tax) as residents: 8% for investment, 2% for owner-occupiers. The first-time buyer exemption (0%) requires age 18-35 and self-occupancy.
  • 4 Financing: EU/EEA citizens can get Dutch mortgages up to 100% LTV for owner-occupiers. Non-EU citizens need a valid residence permit and are typically limited to 60-70% LTV with higher rates (4-6.5%).
  • 5 Box 3 wealth tax: Non-resident property owners are liable for Dutch Box 3 wealth tax (effective ~2.17% of net asset value annually) on their Dutch property. You must file a Dutch tax return.
Opkoopbescherming: Some municipalities impose self-occupancy requirements (opkoopbescherming) that may prevent renting out a newly purchased property in the mid-range segment. Check with your municipality before buying as an investment.

Which Property Type Is Right for You?

Different property types come with different income potential, vacancy assumptions, and cost profiles. Here's how the main types compare in our calculator defaults for Netherlands.

Residential (Woning)
Agent commission
1.40%
Vacancy rate
3%
Rent escalation
3.0% p.a.
Apartment (Appartement)
Agent commission
1.40%
Vacancy rate
3%
Rent escalation
3.0% p.a.
Extra costs: VvE Service Charges (Vereniging van Eigenaren)
Commercial (Bedrijfspand)
Agent commission
2.00%
Vacancy rate
8%
Rent escalation
2.5% p.a.
Short-Term Rental (Vakantieverhuur)
Agent commission
1.40%
Vacancy rate
30%
Rent escalation
3.0% p.a.
Extra costs: Tourist Tax (Toeristenbelasting), STR Registration / Permit

Ready to Run the Numbers?

Our free calculator puts all of these costs together in one place — transfer duty, closing fees, ongoing expenses, bond repayments, and your projected exit return. Takes about 2 minutes.

Use the free Netherlands ROI calculator →