Buying your first home. With your own agent who knows it all.
Everyone around you has an opinion, and you hear the wildest stories. Your agent knows the whole process and guides you from the first viewing to the keys.
Horror stories and well-meant advice.
Buying your first home in Amsterdam is exciting. And everyone around you knows better. This is what we hear most often from first-time buyers.
"I keep getting outbid."
Often you are searching in a budget that is too high, which leaves little room to bid. Then the home slips through your fingers every time, and that is frustrating.
"Everyone tells me something different."
Your parents, your colleagues, that friend who just bought. Well meant, but one agent who knows the whole process is worth more to you.
"It is just so beautiful."
Of course, it is your first place of your own. But with those rose-tinted glasses on, it is easy to overlook the condition of the home, the owners' association (VvE) and the ground lease (erfpacht).
"Where do I even start?"
Mortgage, bidding, conditions, notary. We explain it step by step, without jargon.
One agent, from start to finish.
You do not have to figure everything out yourself. Micha, Erik or Lisa is your dedicated agent and goes through the whole process with you. This is how we work.
- A realistic budget firstWe look at what you can borrow, and in which price range you still have room to bid. Better to search a little lower and be able to win than to keep falling just short. A mortgage adviser from our network is happy to work out the numbers for you.
- Explanations without jargonWhat is a financing condition, what does ground lease mean, how does bidding work in Amsterdam? You understand every step before you take it.
- Looking past the rose-tinted glassesAt every viewing we take a critical look at the condition of the home: damp, cracks, the roof, the foundations. That way you see not only how beautiful it is, but also what is going on.
- Checking the VvE and ground leaseWe read the VvE documents and check how the ground lease is arranged. That way you know what maintenance and costs are coming your way.
- Sharp biddingBased on recent sales in the area, we decide how far it makes sense to bid. And we keep an eye on homes that have been for sale a little longer, because there is often room to negotiate there.
What you want to know as a first-time buyer.
A few amounts and rules that really matter for first-time buyers, updated for 2026.
The first-time buyer exemption
Are you between 18 and 35 and buying a home up to €555,000 to live in yourself? Then you pay no transfer tax. You only get this exemption (startersvrijstelling) once. If the home costs more, you pay 2%. Good news if you are still searching: on 1 January 2027 the limit goes up to €615,000.
National Mortgage Guarantee
With NHG you often get a lower interest rate and a safety net if things go wrong financially. In 2026 this is possible for a mortgage up to €470,000. The limit is set again every year, and the one for 2027 will be announced this autumn.
Your student debt
If you have a student debt with DUO, you can borrow less. Banks look at what you pay on it every month. Have it calculated before you start bidding.
Help from your parents
In 2026 parents can give you a one-off tax-free gift of €33,129 if you are between 18 and 40, or €6,908 per year. In 2027 these are expected to be €33,991 and €7,088 (amounts from the 2027 Tax Plan, not yet final). The special scheme for a gift towards your home, the jubelton, no longer exists since 2024.
Ground lease
Many Amsterdam homes are on ground lease. Has the ground lease been bought off for a long period, or do you pay ground rent every year? That affects your monthly costs and your mortgage.
The VvE
If you buy an apartment, you become a member of the VvE. Check whether there is a long-term maintenance plan and how much is being saved. An empty fund can mean a hefty bill later on.
This is general information. Always have your own situation calculated by your mortgage adviser. We are happy to put you in touch with a good mortgage adviser.
A long search, and then that one home.
We recently helped a first-time buyer who had been searching for her first home for a very long time. She was looking in a price range with a lot of competition, and one home after another passed her by. Very familiar in Amsterdam.
Then a home came along that had been for sale a little longer. That is exactly where there was room. With good negotiating, we were able to buy that home for her.
She now lives in Amsterdam-West, in a lovely spot ten minutes by bike from the Vondelpark. Sometimes the opportunity is not in bidding higher, but in looking better.
A dedicated team, and the choice is yours.
Alongside your own agent, we work with a few people we know and trust.
- Mortgage and financingWe work with several mortgage advisers we know and trust. They work out what you can borrow and which budget is realistic.
- Structural surveyWe know the best structural surveyors in the city, who are happy to help you with a survey.
- NotaryNo fixed civil-law notary: you choose, and we help you make that choice.
- MovingNo fixed company, but we are happy to think along about who suits you.
We can help with everything. But the choice is always yours.
A fixed fee, for first-time buyers too.
€3,500 including VAT for full purchase guidance, for homes worth up to €1,000,000. No hidden costs, and the first conversation is free and without obligation.
An official structural survey, the notary and your mortgage adviser are paid directly to those parties. Would you like to know in advance what your total buyer's costs will be? We are happy to work that out with you.
Frequently asked questions about buying your first home
Do I need a buying agent as a first-time buyer?
You do not have to, but it saves you a lot. You have one agent who knows the market, the building, the VvE and the ground lease, and who negotiates for you. Especially with your first home, where everything is new, that makes the difference.
How much do I need to overbid in Amsterdam?
That differs per home and per neighbourhood. For popular homes, overbidding is often necessary; for homes that have been for sale longer, it is not. For each home we decide how far it makes sense to bid, based on recent sales in the area.
Do I pay transfer tax as a first-time buyer?
Not if you are between 18 and 35 and buy a home up to €555,000 to live in yourself. You get this first-time buyer exemption once. If the home costs more, or you are older, you pay 2%. From 1 January 2027 the exemption applies to homes up to €615,000.
Can my parents help me with the purchase?
Yes. In 2026 parents can give you a one-off tax-free gift of €33,129 if you are between 18 and 40, or €6,908 per year. In 2027 these amounts are expected to go up slightly. They can also lend you money. Have your mortgage adviser work out what that means for your budget.
Why do you look so critically at the VvE and the ground lease?
Because they make a big difference to your costs. A VvE without a maintenance plan or with little in savings can mean a hefty bill later. And with ground lease you want to know whether you pay ground rent every year or whether it has been bought off.
Should I have a structural survey done?
For your first home we often recommend it. We take a critical look at the condition of the home at every viewing, and if we see something that needs a closer look, we tell you honestly. A survey costs money, but a hidden defect costs more.
What does a buying agent cost with you?
€3,500 including VAT for full purchase guidance, for homes worth up to €1,000,000. Above that, we agree on an adjusted fee in advance. The first conversation is free.
A different situation?
Not your first home, but still a new step? Then have a look here too.
Tell us what you are looking for.
The first conversation is free and without obligation. At our office on the Singel, at your home or by video call. Afterwards you know what is realistic, where to search and what the next step is.
Book a conversation about your first home
Or call +31 20 845 5878 · WhatsApp us
Singel 374, 1016 AH Amsterdam
