Buying a home in the Netherlands: the process step by step

The Dutch buying process is fast, and a few things work differently from what you may know from India, the UK or the US. A verbal yes is not binding, a bid is rarely just about price, and the notary does far more than put a stamp on a contract. This is how it works, in the order you will experience it.

Step 1. Know your budget first

Before you view a single home, we calculate what you can borrow and what you can comfortably pay per month. Sellers and their agents take a bid more seriously when it comes with a statement that your financing has been checked. It also protects you from falling in love with a home that is out of reach.

Step 2. Search and view

Almost every home for sale appears on Funda. Good homes in Leidsche Rijn often sell within two weeks, so speed matters. As your buying agent we keep an eye on the market for you, we plan the viewings and we check what you cannot see in the photos: the state of the building, the owners' association (VvE) for apartments, ground lease, zoning plans and the real value of the home.

Step 3. Make a bid

The asking price is a starting point, not a price tag. Depending on the home and the moment, the selling price can be above or below it. Your bid consists of more than an amount: the conditions (financing, building inspection, NHG), the transfer date and what stays in the home all count. We advise on the strategy and do the negotiating for you.

Step 4. Purchase agreement and cooling-off period

When you and the seller agree, the selling agent draws up the purchase agreement (koopovereenkomst). Only a signed written agreement is binding. After signing you have three days to change your mind without giving a reason. The financing condition usually gives you several weeks to arrange your mortgage; if it cannot be arranged in that time, you can cancel the purchase without a penalty.

Step 5. Valuation, inspection and mortgage application

The lender requires a valuation report by an independent valuer. A building inspection is optional but wise for older homes. We submit your mortgage application, the lender issues a binding offer, and you sign it. On average this takes three to six weeks.

Step 6. Bank guarantee or deposit

Around the time your financing is approved, the seller expects a security of 10% of the purchase price. You do not have to pay this in cash: a bank guarantee can be arranged with your mortgage.

Step 7. The notary and the keys

On the transfer date you inspect the home one last time and then go to the civil-law notary. The notary is independent, checks the ownership and the mortgage, and registers you as the owner in the land registry. If you do not read Dutch well enough, the notary requires a certified interpreter; we help you arrange that. You sign two deeds, the transfer deed and the mortgage deed, and you walk out with the keys.

What does buying cost on top of the price?

You can borrow up to 100% of the value of the home, so the buying costs come from your savings. As a rule of thumb, budget around 4% to 6% of the purchase price, less if the starter exemption applies.

  • Transfer tax: 2% if you are going to live in the home yourself.
  • Starter exemption: buyers aged 18 to 34 pay no transfer tax on a first home up to €555,000 (2026). It can be used once.
  • Notary: transfer deed and mortgage deed, including land registry fees.
  • Valuation report and, if you wish, a building inspection.
  • Mortgage advice: €3,550, tax-deductible in the year of purchase.
  • Buying agent: €3,500, no cure, no pay.
  • Interpreter at the notary, if needed.
  • NHG fee of 0.4% of the loan, if you use the guarantee.

New-build homes are sold "vrij op naam": no transfer tax, but you pay interest during construction. We explain the difference when it becomes relevant.

How long does it take?

From accepted bid to keys usually takes two to three months. If you need to move sooner because your rental contract ends, tell us at the start so we can take it into account in the bid.

Schedule your free appointment and we will walk you through the process for your situation.

Amounts and rules on this page apply to 2026 and may change.