"Kosten koper" (buyer costs) explained
By Olha SeredynskaA clear breakdown of buyer-borne costs alongside the asking price for Dutch homes.
What does "kosten koper" mean?
When buying a home, you pay more than just the purchase price. The additional costs, known as "kosten koper" (buyer's costs), can add up to 4-6% of the purchase price. It is essential to map these costs in advance so you are not surprised.
Transfer tax
Transfer tax is paid when buying existing real estate. The rates are:
- 2% — standard rate for owner-occupiers
- 0% — starter exemption (18-35 years, home up to €510,000)
- 10.4% — for investors / second homes
Notary fees
Buying a home involves two notary deeds:
- Deed of transfer — typically €600-€1,000
- Mortgage deed — typically €500-€800
Compare notaries — prices vary significantly.
Valuation
Most mortgage providers require an independent valuation report. A valuer determines the market value, which is the basis for the maximum mortgage you can obtain. Cost: €400-€700.
Mortgage adviser
A mortgage adviser guides you through the application and arranges the best mortgage for your situation. Cost: €2,500-€3,500.
Structural survey (optional)
A structural survey provides insight into the technical condition. Cost: €350-€600. Highly recommended for older homes.
NHG (optional)
The National Mortgage Guarantee (NHG) offers protection against residual debt and a lower interest rate. The one-off cost is 0.6% of the mortgage amount. Only available for homes up to €435,000 (2024).
Frequently asked questions
Can "kosten koper" be financed via the mortgage?
No. Since 2018 you can only finance the home itself with your mortgage, not the buyer's costs. You must pay them from savings or other own resources.
Is "kosten koper" tax deductible?
Some costs are deductible: notary fees and registration of the mortgage deed, the valuation cost when required for the mortgage, and the mortgage adviser fee. Transfer tax and the deed of transfer are NOT deductible.
Related articles
10 tips for buying your first home
As a first-time buyer there's a lot coming your way. These 10 tips help you prepare optimally for buying your first home.
Additional costs when buying a home
Complete breakdown of the cost stack on top of the asking price.
Transfer tax in the Netherlands
Everything about Dutch transfer tax.
Notary costs when buying a home
Overview of typical notary fees.
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