Calculate buyer costs (kosten koper) in 2026

Buyer costs are all costs you pay on top of the price of the home. If a house is listed at "€400,000 k.k.", you pay €400,000 to the seller plus the buyer costs. This is the standard for existing homes in the Netherlands.

New-build homes are often sold "vrij op naam" (v.o.n.). Then transfer tax and the notary costs for the transfer deed are included in the price. Mortgage-related costs such as advice, valuation and the mortgage deed are still yours.

Most important: you pay buyer costs from your own savings. You need this money before you make an offer.

All amounts below are indicative. Always ask your notary and adviser for a quote.

• Transfer tax: 0%, 2% or 8% of the price. Usually the largest item.
• Notary: transfer deed and mortgage deed, approx. €1,000 to €2,000.
• Land Registry (Kadaster): approx. €150 to €300.
• Valuation report: approx. €600 to €1,000. See property valuation.
• Mortgage advice: approx. €2,000 to €3,500.
• NHG premium: 0.4% of the mortgage, if you choose the National Mortgage Guarantee.
• Structural survey: approx. €300 to €700. Optional but wise for older homes.
• Buying agent: approx. €2,500 to €5,000, or 1% to 1.5% of the price. Optional.

Read more about estate agent fees.

• 0% starter exemption: aged 18 to 34, first time using it, you will live in the home, and the price is at most €555,000.
• 2%: you will live in the home but do not qualify for the starter exemption.
• 8%: you will not live in the home yourself (investment or second home). This was 10.4% in 2025.
• 10.4%: non-residential property.

Above €555,000 the exemption disappears completely: you pay 2% on the full price. Full details on our page about transfer tax 2026.

First-time buyer, €400,000, aged 29, mortgage with NHG, no buying agent: transfer tax €0, NHG premium €1,600, other costs approx. €4,050 to €7,500. Total approx. €5,650 to €9,100 (1.4% to 2.3%).

Mover, €450,000, aged 42, mortgage without NHG, with a buying agent: transfer tax €9,000, other costs approx. €4,050 to €7,500, buying agent approx. €2,500 to €5,000. Total approx. €15,550 to €21,500 (3.5% to 4.8%).

Investor, €300,000, buying to let with own funds: transfer tax 8% = €24,000, notary, Kadaster and survey approx. €1,450 to €3,000. Total approx. €25,450 to €27,000 (8.5% to 9.0%).

No. Your mortgage cannot exceed the value of the home: you can borrow at most 100% of the property value. Buyer costs fall outside that, so you pay them from savings. The only exception to the 100% limit is extra borrowing for energy-saving measures.

Buying your first home? Read our guide buying your first home.