Selling Your Home in Amsterdam in 2026: Costs and Taxes
Last updated: October 2026
When you sell a home in Amsterdam, the buyer usually pays the transfer costs, so your main costs as a seller are the agent’s fee, the mandatory energy label, valuation and marketing, and cancelling your mortgage. Profit on selling your own main home is not taxed at the moment of sale in 2026, but the equity counts as assets in your tax return and can limit mortgage interest relief if you buy another home within 3 years.
Key takeaways
- In the Netherlands the buyer usually pays the transfer costs (kosten koper), so a seller's costs are mainly the agent's fee, the energy label, valuation, marketing and cancelling the mortgage.
- Selling your own main home triggers no extra tax at the moment of sale in 2026, according to the Belastingdienst.
- Your profit (overwaarde) still matters: it counts as assets in your tax return, and if you buy another home within 3 years it can limit your mortgage interest deduction (the bijleenregeling).
- An energy label is mandatory when you sell. Labels are valid for 10 years; a new label design applies to labels registered from 29 May 2026, and older labels stay valid.
- In Amsterdam, homes with a WOZ value under €637,000 (deliveries in 2026) fall under buy-to-let protection: the buyer must live there and may only rent it out after 4 years. This affects who can buy your home.
What costs do you pay when selling a home in Amsterdam?
Dutch practice is that most transaction costs are for the buyer: transfer tax, the notary's fee for the transfer deed and the Land Registry (Kadaster) fees. If you want a quick overview of the buyer's side, see our guide to the costs of buying a home in Amsterdam.
As a seller you typically pay for getting the home on the market and for closing your own mortgage. The Belastingdienst names agent fees, the mandatory energy label, valuation costs and advertising costs as examples of selling costs.
| Cost item | Who pays | What to know in 2026 |
|---|---|---|
| Selling agent (verkoopmakelaar) | Seller | Fee agreed with your agent; often a percentage of the sale price or a fixed fee |
| Energy label | Seller | Mandatory for a sale; valid for 10 years |
| Valuation / marketing (photos, floor plan, listing) | Seller | Often included in the agent's package; check what is included |
| Cancelling your mortgage at the notary | Seller | The mortgage registration on the property is removed at transfer |
| Early repayment fee (boeterente) | Seller | Depends on your mortgage terms; ask your lender before you list |
| Transfer tax, notary for transfer deed, Kadaster | Buyer | Part of kosten koper in most sales |
| VvE contribution until transfer | Seller | Usually settled between buyer and seller on the transfer date |
Agent and notary fees vary, so compare quotes and ask exactly what is included.
Do you pay tax on the profit when you sell your home?
For your own main residence (eigen woning), the Belastingdienst states that you pay no extra tax at the moment of sale. That is very different from the capital gains tax many expats know from their home country.
There are three things to keep in mind:
- The money becomes part of your assets. If you keep the proceeds and don't buy a new home, the equity counts towards your assets (vermogen) in your annual tax return.
- Mortgage interest relief stops once the mortgage on the sold home is repaid and you don't buy another home.
- The bijleenregeling applies if you buy again. If you sell with a profit and buy a new home within 3 years, you can only deduct interest on a loan up to the new purchase price minus your profit (your eigenwoningreserve).
How is the profit (overwaarde) calculated?
The Belastingdienst uses this formula: sale price − remaining mortgage that qualifies as home-ownership debt − selling costs = overwaarde. Selling costs such as the agent's fee and the energy label therefore reduce your overwaarde, so keep the invoices.
Example: you sell your apartment in Amsterdam-Oost for €650,000. Your qualifying mortgage is €450,000 and your selling costs are €10,000. Your overwaarde is €190,000. If you buy a new home within 3 years, that amount is deducted from the maximum loan on which you can deduct interest.
Is an energy label mandatory when selling in 2026?
Yes. According to Rijksoverheid, home owners must make an energy label available to the buyer. The label is drawn up by a qualified energy adviser and is valid for 10 years. The Human Environment and Transport Inspectorate (ILT) checks that homes have a valid label when they are sold.
What changed in 2026: labels registered from 29 May 2026 have a new design with more information on insulation and readiness for a heat pump or heat network. Labels registered earlier remain valid.
If your label is older than 10 years, order a new one before you list. A better label can also help with buyer interest and valuation.
How does Amsterdam's buy-to-let protection affect sellers?
Amsterdam's opkoopbescherming protects lower and mid-priced owner-occupied homes from being bought by investors to rent out. According to the City of Amsterdam, it applies to homes whose WOZ value is below the threshold, which is €637,000 for deliveries in 2026. The value that counts is the WOZ value on 1 January of the previous year, not the sale price.
For a seller this means:
- If your home falls under the rule, the buyer must live in it and may only rent it out after 4 years, so your buyer pool is mainly owner-occupiers.
- Exceptions include homes that were already rented out for at least 6 months at the moment of transfer, where the tenants stay.
- Rules differ by municipality, so if you sell in Amstelveen, Haarlem, Zaandam or Almere, check that municipality's own rules.
What is the selling process step by step?
Use this checklist to plan your sale:
- Ask your lender about early repayment fees and how much you still owe
- Check your energy label (valid for 10 years) or order a new one
- Gather documents: deed of purchase, floor plan and measurements, VvE documents for apartments, ground lease (erfpacht) details if applicable
- Choose a selling agent and agree on fee, asking price strategy and marketing
- List the home and organise viewings
- Negotiate with buyers and agree price, conditions and transfer date
- Sign the purchase agreement (koopovereenkomst); the buyer then has a statutory 3-day cooling-off period
- Buyer arranges financing; financing and other conditions expire on agreed dates
- Final inspection and transfer at the notary; your mortgage is repaid from the proceeds
What information must you share with buyers?
Dutch sellers have a duty to disclose (mededelingsplicht): according to De Rechtspraak, if you know of a defect that gets in the way of normal use of the home, you must tell the buyer. Buyers in turn have a duty to investigate. For apartments, buyers will also ask for VvE documents such as the minutes, the budget and the long-term maintenance plan. Preparing these early speeds up the sale.
What if you are leaving Amsterdam before the home is sold?
Many of our expat clients sell because they are relocating. If you move out and the home is empty and for sale, the Belastingdienst can still treat it as your own home for up to 3 years after the calendar year in which you left, provided it was your main residence. That keeps mortgage interest relief in place while it is on the market, as long as you are still taxable in the Netherlands.
If you are leaving the Netherlands, your tax position changes, so speak to a tax adviser about the year you emigrate.
Not ready to sell? Letting the home out is an alternative. Our sister company Solworth manages properties for owners living abroad.
Frequently asked questions
Who pays the notary when selling a house in the Netherlands?
In most sales the buyer pays the notary for the transfer deed as part of kosten koper. The seller usually pays the costs of cancelling their own mortgage.
Do I pay capital gains tax when I sell my home in Amsterdam?
Not on your own main residence. The Belastingdienst says there is no extra tax at the moment of sale, but the proceeds count as assets in your tax return and may affect interest deduction if you buy again within 3 years.
How long is an energy label valid?
10 years. Labels registered from 29 May 2026 use a new design; older labels stay valid until their end date.
Can the buyer withdraw after signing?
Yes, within the statutory 3-day cooling-off period after receiving the signed purchase agreement. The period can be longer by agreement, but not shorter.
Does Amsterdam's buy-to-let protection apply to my home?
It applies if the WOZ value is below €637,000 for transfers in 2026. Use the WOZ check on amsterdam.nl to confirm.
Can I sell my home while living abroad?
Yes, many expats do. Discuss early with your agent and notary how and when documents will be signed if you are abroad on the transfer date, so the timeline is not delayed.
Planning to sell in Amsterdam?
AMSTR Property helps expats sell homes in Amsterdam and the surrounding region, from pricing to transfer. Book a free call to discuss your plans.
This article is general information and not legal, tax or financial advice. Rules and figures can change; check with the Belastingdienst, your notary or a tax adviser for your situation.