Costs of Buying a Home in Amsterdam in 2026: An Expat Guide
Last updated: October 2026
How much does it cost to buy a home in Amsterdam in 2026? On top of the purchase price, most buyers should budget roughly 3% to 6% for buyer’s costs (kosten koper): 2% transfer tax for a home you live in yourself, plus notary, valuation, mortgage advice and inspection fees. Because Dutch mortgages are capped at 100% of the home’s value, these costs must come from your own savings.
Key takeaways
- Transfer tax (overdrachtsbelasting) in 2026: 2% for a home you will live in, 0% for eligible first-time buyers under 35 (price up to €555,000), 8% for buy-to-let or second homes.
- Maximum mortgage: up to 100% of the home's value, so buyer's costs and any overbid above the valuation are paid from savings.
- NHG (mortgage guarantee) limit 2026: €470,000 (€498,200 with energy-saving measures); the one-off fee is 0.4% of the loan.
- Typical extra costs: notary €1,500–€2,500, valuation report €600–€1,000, mortgage advice €2,000–€3,500, building inspection €400–€800 (indicative 2026 ranges).
- In Amsterdam, check erfpacht (ground lease), the VvE (owners' association) and the rental ban for homes under the WOZ threshold before you bid.
What does "kosten koper" mean?
In the Netherlands, homes are almost always sold kosten koper (k.k.): the buyer pays the transfer tax and the notary costs for the transfer, on top of the asking price. You will see "k.k." next to almost every listing on Funda. The other costs, such as your mortgage advisor, valuation and inspection, are also paid by the buyer.
For expats this is often the biggest surprise: you cannot finance these costs with the mortgage, so they need to be in your bank account before you sign.
How much transfer tax do you pay in 2026?
The transfer tax (overdrachtsbelasting) depends on who you are and how you will use the home. The rates below apply to purchases with transfer in 2026, according to the Belastingdienst.
| Situation (2026) | Transfer tax |
|---|---|
| First-time buyer, 18–34, home is your main residence, value up to €555,000 | 0% (starter's exemption, once per person) |
| Home you will live in yourself (no starter's exemption) | 2% |
| Buy-to-let, second home, or home bought for a child | 8% |
| Non-residential property (e.g. office, shop) | 10.4% |
Do expats qualify for the starter's exemption?
Nationality does not matter. You qualify if you are 18 or older and younger than 35 when the home is transferred, the value is not higher than €555,000, you have not used the exemption before, and you will live in the home yourself for a longer period. If you buy together, each buyer is assessed separately, so one partner may pay 0% on their share and the other 2%. See the Belastingdienst conditions for the starter's exemption.
Note that the €555,000 limit is a hard cut-off: above it, the full price is taxed at 2%. In Amsterdam, where many apartments sell above this level, it is worth checking early whether the exemption realistically applies to you.
What other costs should you budget for?
Besides transfer tax, these are the usual costs when buying in Amsterdam or nearby towns such as Amstelveen, Diemen or Haarlem. Amounts are indicative ranges for 2026; ask for quotes, as fees differ per provider.
| Cost item | Indicative 2026 range | Notes |
|---|---|---|
| Notary (deed of transfer + mortgage deed, incl. Kadaster registration) | €1,500–€2,500 | Ask whether the notary works in English or if you need an interpreter |
| Valuation report (taxatierapport) | €600–€1,000 | Required by the lender; must be validated |
| Mortgage advice and arrangement | €2,000–€3,500 | Choose an advisor experienced with expat files |
| Building inspection (bouwkundige keuring) | €400–€800 | Strongly recommended, especially for older canal houses |
| NHG fee (if eligible) | 0.4% of the loan | Only for loans up to €470,000 |
| Buyer's agent (aankoopmakelaar) | Fixed fee or percentage | Optional, but common in Amsterdam's competitive market |
| Bank guarantee or deposit | Usually 10% of the price | Not a cost, but you must arrange it shortly after signing |
Example: a €600,000 apartment in Amsterdam
Say you are 38, buying an apartment for €600,000 to live in, with a mortgage at 100% of the valuation. Your indicative buyer's costs:
- Transfer tax 2%: €12,000
- Notary: ~€2,000
- Valuation: ~€800
- Mortgage advice: ~€3,000
- Building inspection: ~€600
Total: about €18,400, or roughly 3% of the price, excluding a buyer's agent and moving costs. If you are under 35 and the price is €555,000 or less, the €12,000 transfer tax could drop to zero.
How much can you borrow as an expat?
The Dutch government sets the rules: you can borrow up to 100% of the home's value, and the amount also depends on your income and fixed costs (Rijksoverheid). Energy-saving measures can allow a slightly higher loan.
The NHG (National Mortgage Guarantee) limit for 2026 is €470,000, or €498,200 including energy-saving measures, and the one-off fee remains 0.4% of the loan (NHG). Many Amsterdam homes are above this limit, so a large share of expat buyers here will not use NHG.
What if you overbid?
Your mortgage is based on the valuation, not on your bid. If you bid €630,000 and the home is valued at €600,000, the €30,000 difference comes on top of your buyer's costs. In a competitive Amsterdam market, this is one of the main reasons to keep a buffer.
Which buyer's costs are tax-deductible?
If the home is your main residence, some financing costs can be deducted from your income tax in the year you buy: typically the mortgage advice fee, the valuation report, the NHG fee and the notary costs for the mortgage deed. Transfer tax and the notary costs for the deed of transfer are not deductible. Check your situation with a tax advisor, especially if you use the 30% ruling or have income abroad.
What Amsterdam-specific costs should you check?
Some costs are not in the "kosten koper" list but can make a big difference in Amsterdam:
- Erfpacht (ground lease): many Amsterdam homes are on municipal leasehold land. Check whether the ground rent (canon) is bought off, and until when, or whether you will pay it annually.
- VvE contributions: in apartment buildings you pay a monthly contribution to the owners' association. Ask for the reserve fund, the long-term maintenance plan and recent meeting minutes.
- Rental ban (opkoopbescherming): in Amsterdam, homes with a WOZ value below the yearly threshold (€637,000 for 2026) may not be rented out in the first four years after purchase without a permit. Important if you might relocate. See amsterdam.nl.
- Energy label: a poor label can mean renovation costs; energy-saving measures can raise your borrowing capacity.
Buying costs checklist
- Check whether you qualify for the starter's exemption (age, price, first time).
- Get a mortgage assessment from an independent advisor before viewing.
- Reserve own funds for buyer's costs (3–6%) plus a buffer for overbidding.
- Arrange the 10% bank guarantee or deposit.
- Book a building inspection before or right after the offer is accepted (with a reservation clause).
- Review erfpacht, VvE documents and the energy label.
- Choose a notary who can explain the deeds in English.
At AMSTR Property we guide international buyers through every step of buying in Amsterdam and the surrounding region, working with independent mortgage advisors and notaries. If you might let the property out later, our sister company Solworth handles property management for owners living abroad.
Frequently asked questions
How much are buyer's costs in Amsterdam in 2026?
Most buyers pay about 3% to 6% of the purchase price. The 2% transfer tax is usually the largest part, plus notary, valuation, mortgage advice and inspection fees.
Can I include kosten koper in my mortgage?
No. Dutch mortgages are capped at 100% of the home's value, so buyer's costs must be paid from your own savings.
Do expats pay more transfer tax than Dutch buyers?
No. The rate depends on your age, how you will use the home and its value, not on your nationality. A home you live in yourself is taxed at 2% in 2026.
Who qualifies for 0% transfer tax in 2026?
Buyers aged 18 to 34 who have not used the exemption before, buying a home worth no more than €555,000 that they will live in themselves.
What is the NHG limit in 2026?
€470,000, or €498,200 with energy-saving measures. The one-off fee is 0.4% of the loan amount.
Do I need a buyer's agent in Amsterdam?
It is not required, but in a fast, competitive market a buyer's agent can help with pricing, bidding and checking erfpacht and VvE documents.
Thinking about buying in Amsterdam? Book a free call with AMSTR Property and get a clear overview of your budget, costs and next steps.
This article is general information and not tax, legal or financial advice. Rules and amounts can change; always check your own situation with a qualified advisor.