15 things expats are surprised to learn about buying a Dutch home

Every country has its own housing habits. These are the facts that make our expat clients say "I wish I had known that earlier".

About money

1. You can borrow 100% of the value of the home. There is no mandatory down payment of 10% or 20%. You do need savings for the buying costs, roughly 4% to 6% of the price.

2. The asking price is not the price. It is an invitation to bid. Depending on the home and the market, the final price can end up above or below it.

3. Mortgage interest is tax-deductible. The tax office pays back around 37% of the interest, provided you repay the mortgage in full within 30 years.

4. You can fix your interest rate for 10, 20 or even 30 years. In many countries the rate floats; here long fixed rates are normal, which makes your housing costs very predictable.

5. Under 35? You may pay no transfer tax. First-time buyers aged 18 to 34 are exempt from the 2% transfer tax on a home up to €555,000 (2026).

6. An energy-efficient home lets you borrow more. Lenders add extra borrowing capacity for homes with a good energy label, and you may borrow extra for insulation or solar panels.

7. The 30% ruling does not increase your mortgage. Most lenders look at gross salary. The ruling makes your net income higher for a while, which is pleasant, but do not build your budget on it.

About the process

8. A verbal deal is not a deal. The purchase is only binding once both parties have signed the written agreement. After that, the buyer still has three days to withdraw.

9. The notary works for both sides. A Dutch civil-law notary is neutral, handles all payments through a protected account and registers the ownership. You will not pay the seller directly at any point.

10. You may need an interpreter. If your Dutch is not good enough to understand the deeds, the notary requires a certified interpreter at the signing.

11. It goes fast. From accepted bid to keys usually takes two to three months.

12. A buying agent is normal. The selling agent works for the seller. Your own buying agent (aankoopmakelaar) checks the home, advises on the bid and negotiates for you.

About the homes

13. "Kosten koper" and "vrij op naam" are not the same. Existing homes are sold k.k., meaning the buyer pays transfer tax and notary costs. New-build homes are sold v.o.n., with those costs included in the price.

14. Homes are often sold without flooring, curtains or lamps. Check the list of items that stay in the home, and keep some budget for floors and window coverings.

15. New homes have no gas connection. Newer neighbourhoods in Leidsche Rijn are heated by district heating or a heat pump, and you cook on induction.

Want to know what applies to you?

Read our expat mortgage guide, the buying process step by step, or schedule your free appointment.

The amounts and rules on this page apply to 2026 and may change.