Buying a home in the Netherlands is very different from buying property in many other countries. The process is structured, legally detailed and often moves quickly, especially in popular cities such as Amsterdam and the surrounding area. For expats and international buyers, the language and unfamiliar rules can make the process feel complex or overwhelming.
This guide explains the Dutch home-buying process step by step, in clear and practical language. We focus on the questions and concerns we most often hear from expats and international clients, so you know what to expect at every stage — from financial preparation to receiving the keys.
Whether you are buying your first home in the Netherlands or are unfamiliar with the Dutch system, this guide will help you make informed decisions with confidence.
Step 1: Financial Preparation – Mortgage & Budget
Before you start viewing properties, it is important to know how much you can afford. When your budget and housing wishes are clear, you can approach viewings more seriously and make a well-prepared offer when the time comes.
Most buyers in the Netherlands take out a mortgage, because paying the full purchase price at once is usually not possible. A mortgage lender (such as a bank) lends you the money, which you repay over an agreed period with interest.
Applying for a mortgage as an expat or non-Dutch resident
To apply for a mortgage in the Netherlands, you generally need:
- a valid passport or ID card
- a valid residence permit (for non-EU citizens)
- sufficient and provable income
Important: whether you have a temporary or permanent residence permit matters. This can affect how much you are allowed to borrow.
Why speak to a mortgage advisor first?
Financial preparation is often more complex than people expect. Online mortgage calculators only provide an indication. Your actual borrowing capacity may differ based on your personal situation.
That is why it is strongly recommended to speak with a mortgage advisor before starting your search. This prevents disappointment later in the process.
Documents you usually need
Depending on your situation, the bank may ask for:
- a valid ID
- recent payslips and an employer’s statement (for employees)
- annual accounts and tax returns (for self-employed buyers)
- proof of savings or own funds
If you are self-employed or own multiple businesses, the mortgage application can be more complex. Discuss this in advance with your advisor so the process runs smoothly.
Costs that are often overlooked (in addition to the purchase price)
When buying a home in the Netherlands, there are additional costs you should take into account:
| cost category | Explanation |
|---|---|
| Transfer tax | 2% of the purchase price. An exemption may apply for buyers aged 18–35 if the property price does not exceed €525,000 and the home will be owner-occupied (rules for 2025). |
| NHG guarantee fee | 0.4% of the mortgage amount (only if you purchase with NHG). |
| Notary costs | On average €1,500 – €2,500, depending on the services and deeds. |
| Valuation (appraisal) costs | Required for most mortgages; an independent appraiser prepares a valuation report. |
| Buying agent | At HMD Makelaardij: a fixed fee of €3,500 upon successful purchase. |
| Mortgage advice fees | Varies per advisor. |
| Interpreter | Required if the buyer or seller does not sufficiently understand the Dutch language. |
Step 2: Searching for a Home & Viewings
Once you know how much you can borrow, you can start searching for suitable homes and attending viewings. In the Netherlands, this process often moves faster and more business-like than many international buyers expect, especially in cities such as Amsterdam, Haarlem and Utrecht.
That is why it is important to be well prepared — not only financially, but also in terms of your housing wishes and expectations.
Clarify your housing wishes in advance
Before attending viewings, take the time to think about what you really need in a home. Ask yourself questions such as:
- Do you work from home and need an extra room?
- Do you prefer a larger bedroom for comfort?
- Would you like outdoor space such as a garden or balcony, or do you prefer low maintenance?
- Are you looking for an apartment or a ground-level house (for example a terraced, corner or detached house)?
The clearer your wishes are, the easier it becomes to compare properties and avoid spending time on homes that do not suit your lifestyle.
What to check before scheduling a viewing
Before you visit a property, you can already review important information online or through the selling agent.
Energielabel (Energy label)
The energielabel shows how energy-efficient a property is, ranging from G (low efficiency) to A++++ (very energy efficient).
This can influence:
- monthly energy costs
- future renovation plans
- in some cases, the maximum mortgage amount
Documents from the seller
When a viewing is scheduled, sellers usually provide documents that are always presented under their Dutch names, even for English-speaking buyers:
- Lijst van Zaken (List of Fixtures)
This document indicates which movable items will remain in the property and which items the seller intends to take with them. - Vragenlijst (Seller’s Questionnaire)
This questionnaire is completed by the seller and contains information about the property, such as maintenance history, known defects, installations and other relevant details.
Reviewing the Lijst van Zaken and Vragenlijst in advance helps you better understand the property and prepares you to ask the right questions during the viewing.
At HMD Makelaardij, we review these documents with you beforehand so that there are no surprises later in the process.
Buying an apartment? First understand the VvE
Many international buyers are unfamiliar with the concept of a VvE, so it is important to understand this before viewing apartments.
A VvE (Vereniging van Eigenaars – Homeowners’ Association) is the organisation of all owners within an apartment building. Together, they manage the building and shared areas, arrange maintenance and insurance, and make decisions through meetings. Anyone who owns an apartment automatically becomes a member.
As an apartment owner, you pay a monthly VvE contribution. The amount depends on the building and covers matters such as maintenance, insurance and future repairs.
A well-functioning and active VvE generally means lower risks and fewer unexpected costs.
What to pay attention to during the viewing
The property itself
- Overall condition and level of maintenance
- Signs of moisture, cracks or overdue repairs
- Kitchen, bathroom and technical installations
- Age and condition of the heating system
- Insulation, glazing and energy efficiency
Older properties often require more maintenance, but this is not always the case. A careful inspection remains essential.
The sales process
During or after the viewing, it is useful to ask:
- Why the seller is selling the property
- Whether there have already been offers
- Which bidding procedure applies (open negotiation or a deadline)
Understanding this helps you prepare for the next step.
The neighbourhood
Do not forget to consider the surroundings:
- Parking options and permit requirements
- Public transport and nearby facilities
- Schools, shops and general livability
- Noise levels and traffic situation
Extra attention for expats and non-Dutch speakers
If Dutch is not your first language, professional guidance during viewings is strongly recommended. It is important that you fully understand:
- what the selling agent is explaining
- which risks may be involved
- which questions should be asked
The Dutch home-buying process is legally detailed, and misunderstandings can lead to financial risks.
Step 3: Making an Offer & Conditions
Once you have found a property you are interested in, the next step is making an offer. In the Netherlands, an offer is not just about the price. It is a combination of price, conditions and agreements that protect you as a buyer.
A complete offer usually includes:
- Purchase price
- Preferred completion date
- Ontbindende voorwaarden (suspensive conditions)
- Roerende zaken (movable items / fixtures to remain)
- Any additional agreements, such as a building inspection
Ontbindende voorwaarden (Suspensive conditions)
Ontbindende voorwaarden are conditions that allow you to cancel the purchase without a penalty if certain requirements are not met. These conditions are especially important for expats and first-time buyers.
The most commonly used conditions are:
Financieringsvoorbehoud (Mortgage financing condition)
This condition protects you if you are unable to obtain a mortgage within the agreed period. If the bank rejects your mortgage application within this timeframe, you are allowed to cancel the purchase agreement without paying a penalty.
Bouwkundige keuring (Building inspection)
A bouwkundige keuring is a professional inspection of the property. An independent expert inspects the home and prepares a report describing:
- defects and risks
- necessary repairs
- estimated costs in the short term (for example 0–12 months)
- estimated costs in the medium term (for example 1–5 years)
You can agree in advance that:
- you may renegotiate if the immediate repair costs exceed a certain amount, or
- you may cancel the purchase if these costs are higher than an agreed threshold
This helps prevent unexpected expenses after completion.
How to determine a strong offer
A strong offer is more than just a number. It depends on several factors, such as:
- whether the asking price reflects the market value
- how long the property has been on the market
- the level of interest from other buyers
- what is important to the seller (for example a fast completion date)
In some cases, the seller may choose a lower offer if the overall conditions are more favourable.
Bidding methods in the Netherlands
The seller determines which bidding method applies. The most common methods are:
| Method | What does it mean? |
|---|---|
| Vrij bieden (Open negotiation) | You submit an offer and the seller may respond with a counteroffer. Negotiation is possible. |
| Inschrijfprocedure (Deadline bidding) | Interested buyers may submit one offer before a set deadline. After the deadline, the seller selects the best offer. This is not necessarily the highest bid. |
| Bieden vanaf prijs (Asking price “from”) | The asking price is a starting price. Offers below this price are not accepted. The amount is not a final price but a minimum to start bidding above. |
Always ask which bidding method applies to avoid misunderstandings or disappointment.
Why professional guidance is important
The selling agent represents the seller, not you. As a buyer, it is your responsibility to ensure that:
- the conditions protect your interests
- the offer is realistic
- there are no unnecessary legal or financial risks
At HMD Makelaardij, we assist our clients with:
- developing a bidding strategy
- determining a realistic offer
- correctly formulating conditions
- communicating with the selling agent
Step 4: Signing the Purchase Agreement
Once your offer has been accepted by the seller, the next step is signing the purchase agreement. In the Netherlands, this agreement is a legally binding contract, so it is essential that you fully understand its content before signing.
In most cases, you will first receive a concept koopakte (draft purchase agreement). This document is usually prepared by the selling agent or the notary. As a buyer, you always have the right to review this agreement carefully and ask questions before signing.
What is the koopakte (Purchase Agreement)?
The koopakte is the official contract in which all agreements between buyer and seller are recorded. Once both parties have signed, the purchase is legally binding, except during the statutory cooling-off period.
The purchase agreement includes, among other things:
- the purchase price
- the agreed completion date
- the ontbindende voorwaarden (suspensive conditions)
- the Lijst van Zaken (List of Fixtures)
- agreements about delivery and use of the property
- penalties and obligations if agreements are not fulfilled
Always review the purchase agreement carefully
This step is especially important for expats and international buyers who may not be familiar with the Dutch legal system.
Always check whether:
- your personal details are correct
- the purchase price and completion date are correct
- the ontbindende voorwaarden are clearly and correctly included
- the agreed fixtures and movable items are properly listed
- no unexpected clauses or obligations have been added
At HMD Makelaardij, we review the purchase agreement together with you, in Dutch, English or Turkish, so you know exactly what you are signing.
Statutory cooling-off period
After signing the purchase agreement, private buyers are entitled to a statutory cooling-off period of three days.
During this period, you may cancel the purchase without giving a reason and without paying a penalty.
Please note: the cooling-off period starts only after both parties have signed and you have received a copy of the signed purchase agreement.
Waarborgsom or bankgarantie (Deposit or bank guarantee)
The purchase agreement usually states that the buyer must provide a waarborgsom (deposit) of 10% of the purchase price within a certain period. In many cases, this can be replaced by a bankgarantie (bank guarantee) arranged through your mortgage provider.
This serves as security for the seller. If the buyer fails to meet their obligations and no valid suspensive condition applies, this amount (or the bank guarantee) may be used as a penalty.
Choosing your own notary
In the Netherlands, the buyer has the right to choose their own notary. This does not have to be the seller’s notary. The notary will later handle the transfer of ownership and registration at the Land Registry (Kadaster).
Step 5: Finalising the Mortgage
After signing the purchase agreement, the next step is finalising your mortgage. If you are buying a home with financing, the mortgage must be approved within the period stated in the purchase agreement. This period is linked to the financieringsvoorbehoud (mortgage financing condition).
Good preparation in Step 1 is essential here. It helps ensure that this phase runs smoothly and without unnecessary stress.
Starting the mortgage application
Together with your mortgage advisor, you submit the official mortgage application to the bank. The bank will assess whether you meet all requirements and whether the property and your financial situation are acceptable.
The bank usually requests documents such as:
- a valid passport or ID
- recent payslips and an employer’s statement
- annual accounts and tax returns (for self-employed buyers)
- proof of savings or own funds
- the koopakte (purchase agreement)
- a taxatierapport (valuation report)
Providing complete and correct documents on time helps prevent delays.
Taxatierapport (Valuation report)
For most mortgages, a taxatierapport is mandatory. An independent appraiser determines the market value of the property. The bank uses this value to calculate the maximum mortgage amount.
Important: if the valuation is lower than the purchase price, you may need to contribute additional own funds to complete the purchase.
Monitoring deadlines
The purchase agreement states the deadline by which the mortgage must be approved. This is a strict deadline.
- If the mortgage is approved on time, the purchase continues as planned.
- If the mortgage is not approved, you must inform the seller in writing and within the agreed timeframe in order to rely on the financing condition and avoid penalties.
At HMD Makelaardij, we help monitor these deadlines together with you so that no important dates are missed.
Extra attention for expats and self-employed buyers
For expats, entrepreneurs and self-employed buyers, mortgage applications can be more complex. Banks may take into account:
- residence status (temporary or permanent)
- type and duration of employment contract
- income stability
- length of time working in the Netherlands
Clear communication and proper guidance during this stage are therefore especially important.
Step 6: Notary & Key Transfer
After all preparations have been completed, the final step is the transfer at the notary. On this day, you officially become the owner of the property. In the Netherlands, every property transfer must take place through a notary.
Statement of settlement
A few days before the transfer date, you will receive a nota van afrekening (statement of settlement) from the notary. This document shows:
- the remaining amount you need to pay or will receive
- the settlement of taxes and charges
- notary costs and mortgage-related costs
If you still need to transfer funds, the amount must be received by the notary before the transfer date.
Final inspection of the property
On the day of transfer, you first visit the property for the final inspection. During this inspection, you check whether:
- the property has been vacated and is delivered as agreed
- the condition matches what was agreed in the purchase agreement
- the agreed roerende zaken (fixtures and movable items) are present
The meter readings for gas, water and electricity are also recorded. These will be needed to arrange your utility contracts.
After the inspection, a final inspection report is signed.
Opstalverzekering (Building insurance)
Make sure that you have arranged an opstalverzekering (building insurance) effective on the day of transfer. From the moment of transfer, the risk of damage to the property lies with you as the buyer.
We work together with Turkkol Adviesgroep, an insurance advisory firm experienced in assisting expats and Turkish-speaking clients. They can guide you in arranging the necessary insurance in a clear and understandable way.
Appointment at the notary
After the final inspection, you go to the notary. At the notary’s office, you sign:
- the leveringsakte (deed of transfer)
- the hypotheekakte (mortgage deed, if applicable)
The notary verifies the identities of all parties and registers the transfer with the Land Registry (Kadaster). From that moment on, you are the legal owner of the property.
Key transfer
After signing the documents at the notary, you receive the keys to your new home.
Congratulations — you are now officially the owner.
Important for expats and non-Dutch speakers
If you do not sufficiently understand the Dutch language, the presence of a sworn interpreter at the notary is mandatory. This ensures that you fully understand what is being explained and signed.
We assist you throughout this process and make sure everything is clearly explained in Dutch, English or Turkish.
Are you at the start of the home-buying process, or already a few steps further but want to be sure you are making the right decisions?
Buying a home in the Netherlands can be complex, especially if Dutch is not your first language.
We guide buyers step by step through the entire purchasing process — from viewings to key transfer — in Dutch, English and Turkish. We explain everything clearly, review documents and make sure you can make decisions with confidence.
Would you like to know how we can support you?
Contact us for a free and no-obligation introductory meeting.
