In addition to the purchase price, when you buy a home, you\u2019ll pay the buyer\u2019s costs: transfer tax, notary fees, an appraisal, mortgage advisory fees, and usually a structural inspection. For a \u20ac500,000 apartment in Amsterdam, if you\u2019re over 35, you\u2019ll pay about \u20ac16,200, which is roughly 3.2% of the purchase price. If you\u2019re under 35 and buying for the first time, the first-time buyer exemption brings your total costs down to around \u20ac6,200. Important to know: you cannot include these costs in your mortgage.<\/p>\n
What exactly are buyer\u2019s costs?
\nBuyer\u2019s costs are all the costs you, as the buyer, pay in addition to the price of the home. If a listing includes \u201ck.k.\u201d after the asking price, those costs will be added to the price you offer.<\/p>\n
Most buyers who come to us know that there are buyer\u2019s costs. What we do often see, however, is that the mortgage advisor\u2019s 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.<\/p>\n
How much does it cost to buy a home in Amsterdam? A sample calculation
\nSuppose you buy an apartment for \u20ac500,000 and plan to live there yourself. These are the amounts we typically see in practice.<\/p>\n
If you are 35 years old or older:<\/p>\n
Transfer tax (2%): \u20ac10,000
\nNotary (deed of conveyance and mortgage deed): approximately \u20ac2,300
\nAppraisal report: approximately \u20ac850
\nStructural inspection: approximately \u20ac550
\nMortgage advice: usually around \u20ac2,500
\nTotal: approximately \u20ac16,200, about 3.2% of the purchase price
\nIf 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 \u20ac6,200, roughly 1.2% of the purchase price.<\/p>\n
If you hire a buyer\u2019s agent, be prepared to pay for their services. With us, buyer\u2019s assistance costs \u20ac3,500 all-inclusive for homes priced up to \u20ac1 million. If you\u2019d like to know what you get for that, read about what buyer\u2019s assistance actually entails.<\/p>\n
Amsterdam canal-side houses with elegant facades against a blue sky, featuring a tree and a seagull
\nDo you pay 2% transfer tax or nothing at all?
\nIf you\u2019re buying a home to live in yourself, you pay 2% transfer tax on the purchase price. Under certain conditions, you don\u2019t have to pay anything at all. This is called the first-time homebuyer exemption. According to the Tax Authority, you\u2019ll qualify for this exemption in 2026 if:<\/p>\n
you are 18 years of age or older and younger than 35 at the time you purchase the home;
\nyou have not previously used the first-time homebuyer exemption;
\nyou will be living there yourself for an extended period;
\nthe home is not worth more than \u20ac555,000.
\nPay close attention to that last limit. If the home costs more than \u20ac555,000, the exemption is completely forfeited, and you\u2019ll 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.<\/p>\n
Why You Need Your Own Money
\nYou cannot include buyer\u2019s 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\u2019s costs is in your account.<\/p>\n
When signing the purchase agreement, the seller almost always requests a deposit of 10% of the purchase price. If you\u2019re paying partly with savings, it\u2019s best to opt for a security deposit: simply transfer that 10% to the notary\u2019s account. If you don\u2019t 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 \u20ac300.<\/p>\n
What additional costs do you have in Amsterdam?
\nGround Lease
\nMany 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\u2019ll pay an annual ground rent, which is included in your monthly expenses. Use the City of Amsterdam\u2019s calculation tool to see what that means for each specific address.<\/p>\n
Homeowners\u2019 Association (VvE) When you buy an apartment, you become a member of the Homeowners\u2019 Association (VvE). You\u2019ll then pay a monthly fee toward the building\u2019s 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\u2019t enough savings, you\u2014as the new owner\u2014may be billed for the additional costs.<\/p>\n
The Structural Inspection
\nA structural inspection costs about \u20ac550 and reveals the condition of the property you\u2019re buying, from wooden beams and window frames to moisture issues. For older buildings, an inspector also checks for signs of foundation problems.<\/p>\n
What about the NHG?
\nWith the National Mortgage Guarantee (NHG), you\u2019re better protected if you\u2019re later unable to make your mortgage payments, and you\u2019ll often get a lower interest rate. In 2026, you\u2019ll be eligible if you borrow no more than \u20ac470,000, or \u20ac498,200 if you\u2019re 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 \u20ac500,000 and borrow the full amount, the NHG will not apply. However, if you contribute enough of your own funds, you may still qualify.<\/p>\n
Not sure what expenses you have for your home? Feel free to call or email us\u2014we\u2019d 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.<\/p>\n
Frequently Asked Questions
\nCan you include the buyer’s costs in the financing?
\nWhat percentage do buyer\u2019s costs amount to in Amsterdam?
\nWhen are you eligible for the first-time homebuyer exemption?
\nHow much does a notary cost when buying a home in Amsterdam?
\nIn Amsterdam, we typically see around \u20ac2,300 for the deed of transfer and the mortgage deed combined. That\u2019s slightly higher than the national average. Request a quote in advance so you know what to expect.<\/p>\n","protected":false},"excerpt":{"rendered":"
What else do you pay besides the purchase price? A sample calculation for a \u20ac500,000 apartment in Amsterdam, including ground rent, homeowners’ association fees, and the first-time buyer exemption.<\/p>\n","protected":false},"author":8,"featured_media":36166,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[24],"tags":[],"class_list":["post-36164","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-buying-selling"],"yoast_head":"\n