In addition to the purchase price, when you buy a home, you’ll pay the buyer’s costs: transfer tax, notary fees, an appraisal, mortgage advisory fees, and usually a structural inspection. For a €500,000 apartment in Amsterdam, if you’re over 35, you’ll pay about €16,200, which is roughly 3.2% of the purchase price. If you’re under 35 and buying for the first time, the first-time buyer exemption brings your total costs down to around €6,200. Important to know: you cannot include these costs in your mortgage.
What exactly are buyer’s costs?
Buyer’s costs are all the costs you, as the buyer, pay in addition to the price of the home. If a listing includes “k.k.” after the asking price, those costs will be added to the price you offer.
Most buyers who come to us know that there are buyer’s costs. What we do often see, however, is that the mortgage advisor’s initial estimate comes out just a little too low. Also, notary fees in Amsterdam are slightly higher than the national average. These are two small differences, but together they can seriously throw a wrench in your plans if your savings are right on the edge.
How much does it cost to buy a home in Amsterdam? A sample calculation
Suppose you buy an apartment for €500,000 and plan to live there yourself. These are the amounts we typically see in practice.
If you are 35 years old or older:
Transfer tax (2%): €10,000
Notary (deed of conveyance and mortgage deed): approximately €2,300
Appraisal report: approximately €850
Structural inspection: approximately €550
Mortgage advice: usually around €2,500
Total: approximately €16,200, about 3.2% of the purchase price
If you are under 35 and eligible for the first-time homebuyer exemption, the transfer tax is waived. In that case, the total comes to about €6,200, roughly 1.2% of the purchase price.
If you hire a buyer’s agent, be prepared to pay for their services. With us, buyer’s assistance costs €3,500 all-inclusive for homes priced up to €1 million. If you’d like to know what you get for that, read about what buyer’s assistance actually entails.
Amsterdam canal-side houses with elegant facades against a blue sky, featuring a tree and a seagull
Do you pay 2% transfer tax or nothing at all?
If you’re buying a home to live in yourself, you pay 2% transfer tax on the purchase price. Under certain conditions, you don’t have to pay anything at all. This is called the first-time homebuyer exemption. According to the Tax Authority, you’ll qualify for this exemption in 2026 if:
you are 18 years of age or older and younger than 35 at the time you purchase the home;
you have not previously used the first-time homebuyer exemption;
you will be living there yourself for an extended period;
the home is not worth more than €555,000.
Pay close attention to that last limit. If the home costs more than €555,000, the exemption is completely forfeited, and you’ll simply pay 2% on the entire amount. In Amsterdam, an apartment can easily reach that price point, so be sure to check this carefully before making an offer.
Why You Need Your Own Money
You cannot include buyer’s costs in the mortgage: the mortgage is limited to the value of the home. Also keep in mind that when you apply for the mortgage, you must be able to show that the amount of the buyer’s costs is in your account.
When signing the purchase agreement, the seller almost always requests a deposit of 10% of the purchase price. If you’re paying partly with savings, it’s best to opt for a security deposit: simply transfer that 10% to the notary’s account. If you don’t have that much in savings, you can choose a bank guarantee. At some banks, this is free of charge; at others, it will cost you around €300.
What additional costs do you have in Amsterdam?
Ground Lease
Many homes in Amsterdam are built on land owned by the municipality. In that case, you pay a ground lease fee: a fee for the use of the land, known as the ground rent. Check the deed to see if the ground rent has already been paid off and until when. If not, you’ll pay an annual ground rent, which is included in your monthly expenses. Use the City of Amsterdam’s calculation tool to see what that means for each specific address.
Homeowners’ Association (VvE) When you buy an apartment, you become a member of the Homeowners’ Association (VvE). You’ll then pay a monthly fee toward the building’s maintenance. Always request the minutes from the most recent meetings, and check the size of the reserve fund and whether any major maintenance is planned. If work on the facade or roof is scheduled and there aren’t enough savings, you—as the new owner—may be billed for the additional costs.
The Structural Inspection
A structural inspection costs about €550 and reveals the condition of the property you’re buying, from wooden beams and window frames to moisture issues. For older buildings, an inspector also checks for signs of foundation problems.
What about the NHG?
With the National Mortgage Guarantee (NHG), you’re better protected if you’re later unable to make your mortgage payments, and you’ll often get a lower interest rate. In 2026, you’ll be eligible if you borrow no more than €470,000, or €498,200 if you’re co-financing energy-saving measures. For this, you pay a one-time fee of 0.4% of the loan amount, according to the NHG. If you buy an apartment for €500,000 and borrow the full amount, the NHG will not apply. However, if you contribute enough of your own funds, you may still qualify.
Not sure what expenses you have for your home? Feel free to call or email us—we’d be happy to go over the numbers with you. Also, be sure to check out what you need to know before placing a bid yourself.
Frequently Asked Questions
Can you include the buyer’s costs in the financing?
What percentage do buyer’s costs amount to in Amsterdam?
When are you eligible for the first-time homebuyer exemption?
How much does a notary cost when buying a home in Amsterdam?
In Amsterdam, we typically see around €2,300 for the deed of transfer and the mortgage deed combined. That’s slightly higher than the national average. Request a quote in advance so you know what to expect.
