What does a buyer's agent do exactly?

A buyer's agent guides you through the full process: searching, viewings, negotiation and legal transfer. They represent only your interests.

How much does a buyer's agent cost on average?

Usually a fixed fee of approx. €2,500 to €5,000, or 1% to 1.5% of the purchase price (indicative, often excluding VAT). At OSM we discuss costs transparently upfront.

Is a buyer's agent mandatory?

No, not mandatory. But an agent offers negotiation power, legal knowledge and protection against pitfalls, especially valuable for first-time buyers.

What should I watch out for with my first home?

Determine your max budget including extras, check NHG or starter loans, get a structural survey, and include a financing condition.

How long does buying a house take?

On average two to six months. After agreement, six to eight weeks of legal processing follow.

What's the difference between k.k. and v.o.n.?

With k.k. the buyer pays additional costs (transfer tax, notary). With v.o.n. these are included. New builds are usually v.o.n.

What are the buyer's costs when buying a house?

Expect roughly 2% to 6% of the purchase price, depending on transfer tax. This includes transfer tax (0%, 2% or 8%), notary (indicatively approx. €1,000 to €2,000), valuation (approx. €600 to €1,000), mortgage advice (approx. €2,000 to €3,500) and possibly a structural survey and NHG premium.

What is the NHG limit in 2026?

The cost limit for the National Mortgage Guarantee (NHG) in 2026 is €470,000, or €498,200 with energy-saving improvements. The one-off NHG premium is 0.4% of the mortgage amount.

Do I pay transfer tax as a first-time buyer?

If you are 18 to 34, use the exemption for the first time and will live in the home yourself, you pay 0% for a home worth up to €555,000. Otherwise you pay 2% for a home you live in, and 8% for a home you do not live in, such as an investment.

Buy a House with a Personal Buyer's Agent

Buying a house is one of the biggest decisions of your life. At Ons Soort Makelaars we guide you from the first consultation to the key handover at the notary. Our buyer's agent is fully on your side, knows the local market and negotiates sharply to secure the best deal for you.

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Why a Buyer's Agent?

Buying a house without professional guidance can be risky. A buyer's agent protects your interests and ensures a smooth process.

Interest Protection

A buyer's agent works exclusively for you. Unlike the seller's agent, your buyer's agent is fully on your side: honest advice about real value, transparent communication about defects, and an objective view on every potential purchase.

Negotiation Power

Our agents negotiate daily and know the strategies to reach a good price and good conditions. Often the gain is also in what you do not buy: a home with hidden defects or a price that is too high.

Market Knowledge

The Dutch housing market is complex and varies by region. Our agents know local prices, know which neighbourhoods are rising, and have access to off-market homes.

Legal Guidance

The buying process has many legal aspects. A buyer's agent checks all documents and ensures the right clauses in the contract, protecting you from surprises.

Our 6-Step Buying Process

From first meeting to key handover: how we guide you through buying your new home.

Intake Meeting

We start with an extensive intake to map your wishes, budget and search criteria. No-obligation.

Searching for Homes

We search Funda and use our network to find off-market homes. We present a shortlist that truly matches you.

Viewings

Your buyer's agent attends every viewing to assess condition, spot defects and estimate true market value.

Negotiation

Together we set a bidding strategy and take over negotiations to secure the best price and terms.

Structural Survey

An independent surveyor checks for hidden defects. The report can support price renegotiation.

Notary & Transfer

We check the purchase contract and guide you through the notary transfer. After signing you receive the keys.

For first-time buyers

Buying Your First Home

Buying your first home is exciting and sometimes overwhelming. We guide you step by step through the entire journey.

National Mortgage Guarantee (NHG)

NHG gives you a lower mortgage rate and protection against residual debt. Our agent advises whether NHG benefits you.

Starter Loan & Exemption

Aged 18 to 34 and going to live in the home yourself? In 2026 you pay 0% transfer tax once, for a home worth up to €555,000. Above that you pay 2%. Also check whether your municipality offers a starter loan.

Tips for First-Time Buyers

Start saving early for additional costs (4-6%), get a financial assessment, and always include a financing condition in your bid.

What Does a Buyer's Agent Cost?

A buying agent usually works with a fixed fee of approx. €2,500 to €5,000, or a commission of approx. 1% to 1.5% of the purchase price. These are indicative amounts, often excluding 21% VAT.

At OSM we discuss the fee and service upfront, so there are no surprises. Note: buying agent fees are not tax-deductible; only financing costs such as mortgage advice and valuation are. Get in contact with us for a tailored proposal.

Costs of buying a house in 2026

On top of the purchase price you pay buyer's costs (kosten koper). The main items are below. Amounts are indicative; your actual costs depend on your situation.

Cost item	Indicative amount	Notes
Transfer tax	0%, 2% or 8%	0% starter exemption (18–34, once, own occupancy, up to €555,000); 2% if you live there; 8% for an investment or second home
Notary	approx. €1,000 – €2,000	Transfer deed and mortgage deed together
Valuation report	approx. €600 – €1,000	Usually required for your mortgage
Mortgage advice	approx. €2,000 – €3,500	Advice and arrangement
Structural survey	approx. €300 – €700	Not mandatory, but wise
Land Registry	approx. €150 – €300	Registration of deed(s)
NHG premium	0.4% of the mortgage	Only with NHG; 2026 limit €470,000 (€498,200 with energy-saving improvements)
Buying agent	approx. €2,500 – €5,000 or 1% – 1.5%	Optional

On average buyer's costs come to roughly 2% to 6% of the purchase price, mainly depending on transfer tax.

Calculate your buyer's costs

Guides for buying a house

Dive into the parts that make the biggest financial difference.

Buyer's costs calculator

All your purchase costs in one calculation.

Structural survey

What a survey gives you and when to get one.

Notary costs

What the notary does and what it costs.

Overbidding on a house

How much overbidding is sensible and the risks.

Buying your first home

Guide for first-time buyers.

Bidding strategy

How to set a smart offer.

Transfer tax 2026

0%, 2% or 8%: which rate applies?

Buying agent

What a buying agent does and costs.

Our Service Areas

OSM operates throughout the Netherlands. With local agents in many regions, we offer personal guidance everywhere.

AmsterdamDen HaagAmersfoortHilversumArnhemZaandamSchiedamBaarnUtrechtRotterdam

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FAQ about Buying a House

Answers to the most common questions about buying a house with an agent.