Selling your house when emigrating or from abroad

Selling before you leave lets you attend viewings and handover, with no ongoing costs in the Netherlands after departure. Selling after leaving gives more calm during the move, but risks double housing costs and an empty home that needs checking. Our advice: list the home as soon as your departure date is fixed and align the transfer date with it.

• Agent with key management: your selling agent handles viewings and keeps you informed by phone, video or email.
• Digital signing: the agency agreement and often the purchase agreement can be signed digitally.
• Power of attorney for the notary: you do not need to attend the transfer. You grant a power of attorney, often to a notary's employee. Your signature usually needs to be legalised; abroad usually via a local notary, sometimes with an apostille. Ask the Dutch notary for the exact requirements in advance.
• Identification: the notary must legally verify your identity. Arrange this in time.
• Handover and proceeds: the agent does the final inspection; the notary repays your mortgage and transfers the balance, usually possible to a foreign account.

On sale your mortgage is normally repaid from the proceeds. Check for possible early repayment penalties; repayment on sale is often penalty-free but this differs per lender. If the home does not sell immediately, inform your lender that you are emigrating.

According to the Belastingdienst, as a qualifying non-resident taxpayer you can deduct mortgage interest if your home is vacant and for sale, for the year it becomes vacant and the three years after. Non-qualifying non-residents cannot deduct the interest. Have a tax adviser assess your situation.

• Lender consent: a standard mortgage is for owner-occupation. Always ask permission first; a higher rate or a buy-to-let mortgage may follow.
• Tenant protection: tenants have strong protection, so you will not easily get the home back vacant. See selling a rented property.
• Vacancy Act: a home that is for sale can, with a municipal permit under the Leegstandwet, be rented out temporarily under conditions.
• Remote management: repairs and rent collection need attention; a property manager helps.

For the year of emigration you usually file a special return (the M form). A Dutch home you keep may fall in box 3 and can remain subject to Dutch tax after you leave. Your new country may also tax your assets or the sale proceeds. We are estate agents, not tax advisers: consult an adviser experienced in emigration.

Ons Soort Makelaars has local agents across the Netherlands, including English, Polish and Ukrainian speakers. Read our expat guide selling your home before leaving the Netherlands, the general guide to selling a house, or start with a property valuation.