{"id":37451,"date":"2026-11-01T16:53:35","date_gmt":"2026-11-01T16:53:35","guid":{"rendered":"https:\/\/makelaarinamsterdam.nl\/?p=37451"},"modified":"2026-11-01T17:23:16","modified_gmt":"2026-11-01T17:23:16","slug":"ground-lease-amsterdam","status":"publish","type":"post","link":"https:\/\/makelaarinamsterdam.nl\/en\/ground-lease-amsterdam\/","title":{"rendered":"Ground lease (erfpacht) in Amsterdam: what you need to know when buying or selling"},"content":{"rendered":"<p>A ground lease (erfpacht) means you buy the house, but the land underneath it stays with someone else. In Amsterdam, that is almost always the municipality. You pay a fee for using the land, the ground rent (canon): every year, or once in advance.<\/p>\n<p>The municipality owns about 80% of the land in the city. Of the homes sold between 2010 and 2018, about two thirds were on leasehold land. So a ground lease is completely normal here. That is why I don&#8217;t warn buyers against it, but I always explain how it works for that particular home. Has the ground rent been bought off, has the home already switched to a perpetual ground lease, and when does the current period end? That makes a big difference to your housing costs, and later to your selling price.<\/p>\n<h2>Ground lease in short<\/h2>\n<ul>\n<li>You own the house, the municipality owns the land.<\/li>\n<li>You pay ground rent every year, or it has been bought off.<\/li>\n<li>Amsterdam has two systems: the continuous ground lease (voortdurende erfpacht), where the ground rent is reset every 50 years, and the perpetual ground lease (eeuwigdurende erfpacht), where that no longer happens.<\/li>\n<li>You can still switch from continuous to perpetual, but no longer on the favourable terms of 2017 to 2020.<\/li>\n<li>The ground rent counts towards your mortgage and towards the transfer tax.<\/li>\n<\/ul>\n<h2>What is a ground lease exactly?<\/h2>\n<p>The ground lease is set out in the Dutch Civil Code: it is a property right that lets you hold and use someone else&#8217;s land (article 5:85). The landowner is called the ground lessor (erfverpachter), you are the leaseholder (erfpachter). How long the ground lease runs and how high the ground rent is, the parties agree in the deed. The law does set a few rules that protect you:<\/p>\n<ul>\n<li>The landowner can only terminate the ground lease if you fail to pay the ground rent for two years in a row, or if you seriously fall short in your other obligations.<\/li>\n<li>If the ground lease ends, you are in principle compensated for the value of your home.<\/li>\n<li>If you buy a home on leasehold land, you are liable together with the seller for any unpaid ground rent from the five years before. That is why the civil-law notary checks for arrears.<\/li>\n<\/ul>\n<p>The house is yours. You can live in it, renovate it within the rules, rent it out if the conditions allow, and sell it. When you sell, the ground lease simply passes to the buyer, on the same terms.<\/p>\n<p>What you may do with the land is set out in the ground lease deed (erfpachtakte) and in the General Conditions that come with it, the Algemene Bepalingen (AB). They state, for example, the permitted use (residential), the ground rent and what happens at the end of a period.<\/p>\n<h3>Is it the same as a leasehold in England?<\/h3>\n<p>No, and for many expats that is a relief. A few important differences:<\/p>\n<ul>\n<li>In England and Wales, you own a leasehold home for a fixed period. When the lease runs out, the property goes back to the freeholder. A Dutch perpetual ground lease never ends.<\/li>\n<li>If a Dutch ground lease does end, you are in principle compensated for the value of the building.<\/li>\n<li>A Dutch landowner can only terminate the ground lease after two years of unpaid ground rent or a serious breach.<\/li>\n<li>Service charges for a Dutch apartment go to your own owners&#8217; association (VvE), not to the landowner.<\/li>\n<\/ul>\n<h2>How did the ground lease come about?<\/h2>\n<p>The ground lease is centuries old. The Romans already had the emphyteusis: the state granted land for a long time or forever, so that it would be cultivated or built on. The holder paid a fee for it every year, which was already called canon back then, and lost the right after three years of not paying. In the Middle Ages, cities, churches and monasteries in the Low Countries also granted land for a fixed annual fee. Ground leases were already in Dutch law by 1809. The Civil Code of 1838 set out more detailed rules, and since 1 January 1992 they have been in the current code. Those rules have not changed since.<\/p>\n<p>In the second half of the nineteenth century, Amsterdam grew fast. The municipality expropriated land on the edges of the city and sold it on to builders, who mainly speculated with it. The land was the commodity, not the houses.<\/p>\n<p>City councillor Willem Treub proposed in 1890 to stop selling land. In 1896, the city council decided that the municipality would from then on grant its land on ground lease. The idea behind it: the rise in land value benefits the whole city, the municipality keeps a say in what gets built, and speculating with land becomes harder. Amsterdam was not the first municipality with ground leases, Vlaardingen went first in 1883. But here it became the standard rule, and the city still sticks to it. According to the municipality itself, selling land is &#8220;the rare exception&#8221;.<\/p>\n<p>That also explains why you find a lot of freehold land in the canal belt and around the Vondelpark. That land had already been sold before 1896. In 1915, the municipality switched to the continuous ground lease, and everything the city built after that, from Plan Zuid to the Westelijke Tuinsteden and IJburg, is largely on leasehold land.<\/p>\n<h2>What types of ground lease are there in Amsterdam?<\/h2>\n<p>There are three types:<\/p>\n<ul>\n<li><strong>Temporary ground lease (tijdelijke erfpacht).<\/strong> The first model from 1896: a term of at most 75 years, after which everything went back to the municipality. Only a few still exist.<\/li>\n<li><strong>Continuous ground lease (voortdurende erfpacht).<\/strong> Since 1915. The right never ends, but it is divided into periods (tijdvakken), usually of 50 years (the first period was sometimes 75 years). At the end of each period, the municipality sets the ground rent again, based on the land value at that moment.<\/li>\n<li><strong>Perpetual ground lease (eeuwigdurende erfpacht).<\/strong> Since July 2016 for all newly issued land, under the General Conditions 2016. There are no more periods. The ground rent is set once and after that only rises with inflation every year.<\/li>\n<\/ul>\n<p>How you pay also differs:<\/p>\n<ul>\n<li><strong>Annual ground rent<\/strong>, which usually moves with inflation every year.<\/li>\n<li><strong>Fixed ground rent<\/strong> for a period. Under the AB 2000 you could choose 10 or 25 years fixed.<\/li>\n<li><strong>Bought off.<\/strong> You have paid the ground rent in advance in one go. With a continuous ground lease until the end of the period, with a perpetual ground lease forever.<\/li>\n<\/ul>\n<p>Perpetual and bought off comes closest to freehold land: you never pay ground rent again, and there is no more revision.<\/p>\n<h3>Which General Conditions apply?<\/h3>\n<p>Which rules apply to a home depends on the year in which the right was created:<\/p>\n<ul>\n<li><strong>AB 1915, 1934, 1937 and 1955:<\/strong> a fixed ground rent for the whole period. The first period lasted 75 years, then 50 years. From the AB 1937 onwards, you could buy off the ground rent for a period.<\/li>\n<li><strong>AB 1966 and AB 1994:<\/strong> periods of 50 years, and the ground rent is adjusted to inflation every five years.<\/li>\n<li><strong>AB 2000:<\/strong> periods of 50 years, with a choice between an annually adjusted ground rent, a ground rent fixed for 10 or 25 years, or buying it off until the end of the period.<\/li>\n<li><strong>AB 2016:<\/strong> perpetual ground lease, without periods.<\/li>\n<\/ul>\n<p>Which AB apply to a home is stated in the ground lease deed. As an owner, you can also see it in Mijn Amsterdam.<\/p>\n<h2>Continuous or perpetual: what is the difference?<\/h2>\n<p>With a continuous ground lease, you don&#8217;t know what you will pay after the end of the period. The municipality then sets the ground rent again based on the land value at that moment, and land values in Amsterdam have risen sharply over the past decades. An example from the municipality itself: for a home in De Pijp, the ground rent went from \u20ac150 to \u20ac2,250 a year at the revision in 2003.<\/p>\n<p>With a perpetual ground lease, the ground rent is fixed. It only rises with inflation: by 3.1% in 2026 and by 2.9% from 1 January 2027. A big jump at the end of a period no longer happens, because there are no more periods.<\/p>\n<p>That is why buyers look so closely at this difference. With a perpetual ground lease you know where you stand, with a continuous ground lease whose period ends in a few years you don&#8217;t.<\/p>\n<h2>Can you still switch to a perpetual ground lease?<\/h2>\n<p>Yes. Anyone with a continuous ground lease on a home can still switch. Only the terms have changed.<\/p>\n<ul>\n<li><strong>The favourable period.<\/strong> From autumn 2017 to 8 January 2020, you could switch on favourable terms, based on the WOZ value (the municipal property valuation) of 2014 or 2015. Over 80% of leaseholders applied at the time.<\/li>\n<li><strong>The second-chance scheme (spijtoptantenregeling).<\/strong> Anyone who had missed that period and was already the owner before 8 January 2020 got a second chance from 28 November 2022 to 1 August 2023, on the same terms. That scheme has closed. In February 2026, the city council voted against a proposal to reopen it.<\/li>\n<li><strong>Now.<\/strong> You switch at current values: the WOZ value from two years earlier (for an application in 2026, the one with valuation date 1 January 2024), the neighbourhood street ratio (buurtstraatquote) of the year itself and a ground rent percentage of 2.39%. You do get a 35% switching discount.<\/li>\n<\/ul>\n<p>Switching is only possible for a ground lease with a residential use. For an apartment, the owners&#8217; association (VvE) does not need to give permission.<\/p>\n<p>You then choose how to pay. You can keep paying your current ground rent until the end of the period, and the perpetual ground rent after that. You can buy off the perpetual part right away. Or you buy off everything in one go.<\/p>\n<p>In practice, I see that switching now costs four to five times as much in some cases as an earlier application did. That is mainly because WOZ values have roughly doubled since 2014, and because the neighbourhood street ratio in parts of Nieuw-West, Oost and Noord has risen from 5% to as much as 49%.<\/p>\n<h2>How does the municipality calculate the ground rent?<\/h2>\n<p>When you switch, the municipality calculates in three steps:<\/p>\n<p>1. <strong>The land value.<\/strong> The WOZ value times the neighbourhood street ratio. That ratio is the share of the home&#8217;s value that the municipality attributes to the land, averaged over the street. It ranges from 5% to 49% and differs per street and per year. You can see it on the municipality&#8217;s <a href=\"https:\/\/maps.amsterdam.nl\/bsq\/\">map of neighbourhood street ratios<\/a> (in Dutch).<br \/>2. <strong>The ground lease land value.<\/strong> The land value minus 10%, because leasehold land is worth less than freehold land.<br \/>3. <strong>The ground rent.<\/strong> The ground lease land value times the ground rent percentage (2.39% in 2026). When you switch, 35% comes off.<\/p>\n<p>A simplified example: an apartment with a WOZ value of \u20ac600,000 on a street with a neighbourhood street ratio of 30%. The land value is then \u20ac180,000, the ground lease land value \u20ac162,000. Times 2.39%, that is \u20ac3,872 a year, and with the switching discount about \u20ac2,517 a year. You can see the actual amount for an address in the municipality&#8217;s <a href=\"https:\/\/erfpacht.amsterdam.nl\/rekentool\/introductie\/\">calculation tool<\/a> (in Dutch).<\/p>\n<h2>What does a ground lease mean when you buy a home?<\/h2>\n<p>At viewings, I almost always get the same three questions about the ground lease:<\/p>\n<ul>\n<li>Has the ground rent been bought off, and if so, until when?<\/li>\n<li>Has the home already switched to a perpetual ground lease, or is an application pending?<\/li>\n<li>When does the perpetual ground rent start, and how high will it be?<\/li>\n<\/ul>\n<p>Those are exactly the right questions. Ground rent that has been bought off until 2030 sounds nice, but then you want to know what you will pay after that. And a home with a continuous ground lease whose period ends in three years leaves an open end in your budget.<\/p>\n<h3>How do you find out how the ground lease is arranged?<\/h3>\n<ul>\n<li><strong>At the Land Registry (Kadaster).<\/strong> With an extract of the property information (\u20ac3.70 online), you can see whether there is a ground lease on the home. A copy of the ground lease deed costs from \u20ac19.85.<\/li>\n<li><strong>Through the seller.<\/strong> They can see their ground lease details in Mijn Amsterdam, and often have the deed or a switching offer.<\/li>\n<li><strong>With the municipality&#8217;s calculation tool.<\/strong> It gives an indication per address of what switching or buying off costs.<\/li>\n<li><strong>At the civil-law notary.<\/strong> In Amsterdam, the notary draws up the purchase agreement and checks what the Land Registry knows about the home. Also read <a href=\"https:\/\/makelaarinamsterdam.nl\/en\/purchase-agreement-notary-amsterdam\/\">how the purchase agreement works at the notary<\/a>.<\/li>\n<\/ul>\n<p>Don&#8217;t let it catch you out in your offer. Research in the Dutch economics journal ESB showed that between 2010 and 2018, buyers on average only factored about 30% of their future ground lease costs into the price. A <a href=\"https:\/\/makelaarinamsterdam.nl\/en\/buying-agent\/\">buying agent in Amsterdam<\/a> works this out for you before you make an offer.<\/p>\n<h3>What does a ground lease do to your mortgage?<\/h3>\n<p>Annual ground rent counts in full towards your housing costs. As a result, you can borrow less than for the same home on freehold land. How much less depends on the interest rate the bank uses for its calculation, the test rate (toetsrente). At a test rate of 4%, it is about 17.5 times the annual ground rent, at 3% almost 20 times, and at a very low rate up to about 24 times. So ground rent of \u20ac2,000 a year costs you about \u20ac35,000 in borrowing capacity at 4%. Your mortgage adviser will calculate it exactly for you.<\/p>\n<p>If the ground rent has been bought off in perpetuity, nothing counts. If you want to include the buy-off sum in your mortgage, you can, also with the National Mortgage Guarantee (NHG), as long as the buy-off runs at least as long as your mortgage.<\/p>\n<h3>Can you deduct the ground rent from your taxes?<\/h3>\n<p>Yes, in 2026 annual ground rent is deductible as a cost of your own home, just like mortgage interest. The buy-off sum itself is not deductible. If you borrow money to buy off the ground rent, the interest on that loan usually is deductible.<\/p>\n<h3>Does the ground lease count towards the transfer tax?<\/h3>\n<p>Yes, and many buyers forget this. If the home is on leasehold land with annual ground rent, the tax authorities do not just use the purchase price. The capitalised ground rent is added to it: for a ground lease of indefinite duration, 17 times the annual ground rent. You pay transfer tax on that higher amount. For an apartment, you may deduct your share of the owners&#8217; association&#8217;s reserve fund.<\/p>\n<p>This also counts for the starter&#8217;s exemption (startersvrijstelling). In 2026, it only applies to homes up to \u20ac555,000, and the capitalised ground rent is included. An example: you buy an apartment for \u20ac520,000 with ground rent of \u20ac2,400 a year. With 17 times that ground rent (\u20ac40,800), you come to \u20ac560,800, and then you fall outside the exemption. You then pay 2% transfer tax on \u20ac560,800, about \u20ac11,200.<\/p>\n<p>If the ground rent has been fully bought off in perpetuity, there is no annual ground rent to count. If it has been bought off until a certain date, the notary calculates which value counts. What else you pay when you buy a home, you can read in <a href=\"https:\/\/makelaarinamsterdam.nl\/en\/what-are-the-costs-involved-in-buying-a-house-in-amsterdam\/\">the costs involved in buying a house in Amsterdam<\/a>.<\/p>\n<h3>What if you only want to buy on freehold land?<\/h3>\n<p>I hear that a lot from buyers. It is possible, but it is only a small share of the homes for sale, which makes your search a lot harder. I then explain what a ground lease actually involves. A home with a perpetual ground lease that has been bought off, or with a fixed perpetual ground rent, is a very different story from a home whose period is about to end.<\/p>\n<h2>What does a ground lease mean when you sell your home?<\/h2>\n<p>If your home is on freehold land, that is a real selling point in Amsterdam. A perpetual ground lease that has been bought off is too. Some buyers only search for those two, or also for a fixed perpetual ground rent.<\/p>\n<p>If the period is about to end and the home has not switched yet, that counts in the asking price. I have seen two almost identical homes where the one without a settled ground lease sold for a much lower amount. Buyers really look at this, and the bank looks along with them.<\/p>\n<p>At the same time, I also see buyers fall in love with a home and accept a higher ground rent, as long as it fits their budget. So a ground lease does not make a home unsellable, but you do have to reflect it honestly in the price.<\/p>\n<h3>My advice: request the switching offer in time<\/h3>\n<p>If a seller has not done anything about switching yet, I almost always advise them to request the switching offer right away. There are three reasons for that:<\/p>\n<ul>\n<li><strong>It takes a long time.<\/strong> According to the municipality, it can take several months before you receive an offer, and after accepting it, it often takes months more before the deed is done.<\/li>\n<li><strong>The reference date matters.<\/strong> The municipality uses the values from the moment your application is complete. In a new year, a more recent WOZ value, a new neighbourhood street ratio and other calculation factors apply. With the rising WOZ values of recent years, an offer in the new year usually comes out higher. At the end of the year this is extra important. If the transfer falls in the new year and only the buyer applies for the switch, the calculation factors of that new year apply. If you apply as the seller before 31 December, this year&#8217;s reference date stays in place.<\/li>\n<li><strong>The buyer benefits too.<\/strong> If you sell the home before the switch has been recorded by the notary, the offer lapses. Your application date is kept, though: if the buyer applies for the switch themselves within six months of the transfer, the municipality uses your reference date. That is a clear plus for a buyer.<\/li>\n<\/ul>\n<p>An offer is valid for three months. Within that time, you have to accept it and choose a notary. Want to know what the ground lease does to the value of your home? Request a <a href=\"https:\/\/makelaarinamsterdam.nl\/en\/selling-agent\/valuation\/\">free valuation<\/a> or read how we work as a <a href=\"https:\/\/makelaarinamsterdam.nl\/en\/selling-agent\/\">selling agent in Amsterdam<\/a>.<\/p>\n<h2>Where in Amsterdam is there no ground lease?<\/h2>\n<p>You mainly find freehold land in the city centre, in the canal belt and around the Vondelpark, and in parts of Oud-West. The municipality sold that land before 1896. Outside the canal belt, most land is on ground lease. According to the municipality, for example, all homes in the Westelijke Tuinsteden in <a href=\"https:\/\/makelaarinamsterdam.nl\/en\/amsterdam-nieuw-west\/\">Nieuw-West<\/a> and on <a href=\"https:\/\/makelaarinamsterdam.nl\/en\/amsterdam-ijburg\/\">IJburg<\/a> are on leasehold land.<\/p>\n<figure class=\"wp-block-image size-large\"><img loading=\"lazy\" decoding=\"async\" width=\"1200\" height=\"800\" class=\"wp-image-37447\" src=\"https:\/\/makelaarinamsterdam.nl\/wp-content\/uploads\/2026\/11\/erfpacht-amsterdam-naoorlogse-portiekflats.webp\" alt=\"Post-war walk-up apartment blocks around a courtyard garden with tall trees\" srcset=\"https:\/\/makelaarinamsterdam.nl\/wp-content\/uploads\/2026\/11\/erfpacht-amsterdam-naoorlogse-portiekflats.webp 1200w, https:\/\/makelaarinamsterdam.nl\/wp-content\/uploads\/2026\/11\/erfpacht-amsterdam-naoorlogse-portiekflats-300x200.webp 300w, https:\/\/makelaarinamsterdam.nl\/wp-content\/uploads\/2026\/11\/erfpacht-amsterdam-naoorlogse-portiekflats-1024x683.webp 1024w, https:\/\/makelaarinamsterdam.nl\/wp-content\/uploads\/2026\/11\/erfpacht-amsterdam-naoorlogse-portiekflats-768x512.webp 768w\" sizes=\"auto, (max-width: 1200px) 100vw, 1200px\" \/><\/figure>\n<p>Never assume a home is on freehold land because it is in the city centre. Not everything there is freehold either. Always check per address, at the Land Registry or in the documents.<\/p>\n<p>And Weesp, part of Amsterdam since 24 March 2022? Before the merger, the municipality of Weesp hardly granted any land on ground lease, and then mainly on a business park. There too: check per address.<\/p>\n<figure class=\"wp-block-image size-large\"><img loading=\"lazy\" decoding=\"async\" width=\"1200\" height=\"800\" class=\"wp-image-37448\" src=\"https:\/\/makelaarinamsterdam.nl\/wp-content\/uploads\/2026\/11\/erfpacht-amsterdam-ophaalbrug-gracht.webp\" alt=\"Wooden drawbridge over a canal in the city centre\" srcset=\"https:\/\/makelaarinamsterdam.nl\/wp-content\/uploads\/2026\/11\/erfpacht-amsterdam-ophaalbrug-gracht.webp 1200w, https:\/\/makelaarinamsterdam.nl\/wp-content\/uploads\/2026\/11\/erfpacht-amsterdam-ophaalbrug-gracht-300x200.webp 300w, https:\/\/makelaarinamsterdam.nl\/wp-content\/uploads\/2026\/11\/erfpacht-amsterdam-ophaalbrug-gracht-1024x683.webp 1024w, https:\/\/makelaarinamsterdam.nl\/wp-content\/uploads\/2026\/11\/erfpacht-amsterdam-ophaalbrug-gracht-768x512.webp 768w\" sizes=\"auto, (max-width: 1200px) 100vw, 1200px\" \/><\/figure>\n<h3>What about Amstelveen and Diemen?<\/h3>\n<p>In <a href=\"https:\/\/makelaarinamsterdam.nl\/en\/makelaar-amstelveen\/\">Amstelveen<\/a>, a regular owner-occupied home is almost always on freehold land. The municipality prefers to sell land and mainly uses ground leases for social rental homes of housing associations, and for a small group of starter homes in Westwijk.<\/p>\n<p>In <a href=\"https:\/\/makelaarinamsterdam.nl\/en\/makelaar-diemen\/\">Diemen<\/a>, all privately owned homes on leasehold land are in Diemen Centrum. These are temporary ground leases of 75 years from 1958, which mostly end between 2032 and 2037. Since 1 October 2020, you can convert to a perpetual ground lease. The ground rent then does not move with inflation. If you buy off the ground rent completely, you effectively get the land for free. You only pay administration costs (\u20ac550 in the years 2025 to 2029) and the notary. For an apartment, the owners&#8217; association has to take the initiative. If you sell, you can request an offer yourself, and the buyer often needs it for their mortgage. Read more about the difference between the city and these two municipalities in <a href=\"https:\/\/makelaarinamsterdam.nl\/en\/amstelveen-diemen-border-amsterdam\/\">which city Amstelveen and Diemen border<\/a>.<\/p>\n<h3>And in the rest of the Netherlands?<\/h3>\n<p>According to the national government, 26 municipalities have their own ground lease policy, mainly the large cities. A few examples:<\/p>\n<ul>\n<li><strong>The Hague<\/strong> has preferred to grant land on ground lease since 1911. An owner-occupier with a perpetual, bought-off right can buy the land in designated areas for a fixed amount between \u20ac700 and \u20ac6,980, depending on the WOZ value.<\/li>\n<li><strong>Rotterdam<\/strong> granted almost all land on ground lease from 1972 to 2002. Since 1 January 2026, you pay at most 75% of the land value there for the land under your home.<\/li>\n<li><strong>Utrecht<\/strong> now only grants perpetual ground leases. Buying the land under your home has only been possible there in exceptional cases since the end of September 2025.<\/li>\n<\/ul>\n<p>Amsterdam was the last large municipality to introduce the perpetual ground lease, in 2016.<\/p>\n<h2>Private ground lease: what should you look out for?<\/h2>\n<p>With a private ground lease (particuliere erfpacht), the landowner is not a municipality, but for example an estate, a church, the State Forestry Service (Staatsbosbeheer) or an investor. There are then no municipal General Conditions. What you pay and what happens at the end is set out only in the deed, with the law underneath. The landowner can also sell the land, to an investor for example. The agreements in the deed then simply remain in force.<\/p>\n<p>With a private ground lease, look extra carefully at the financing. Around 2011, banks became very reluctant to grant mortgages on homes with unclear private ground leases. Since then, the notary assesses older contracts with a ground lease opinion (erfpachtopinie), and there is a model for new contracts drawn up by the notaries and the banks. So have the deed checked before you make an offer. I will soon write a separate blog about private ground leases.<\/p>\n<h2>What is happening with ground leases in Amsterdam right now?<\/h2>\n<ul>\n<li><strong>The Supreme Court.<\/strong> On 5 December 2025, the Supreme Court (Hoge Raad) largely rejected the appeal of leaseholders against the rules for revising the ground rent at the end of a period. Only the case of one leaseholder with old conditions from 1937 has to be heard again.<\/li>\n<li><strong>The city council.<\/strong> In February 2026, the council voted against reopening the second-chance scheme and against a proposal to include a ground lease information leaflet in the rules.<\/li>\n<li><strong>Raising objections.<\/strong> Since 2025, a trial with a ground lease disputes committee has been running. If you own the home and live in it yourself, you can raise objections within six weeks against, for example, a switching offer.<\/li>\n<li><strong>New issues of land.<\/strong> The coalition agreement of June 2026 states that new perpetual ground leases should become budget-neutral for the municipality. How that will work out has not been decided yet.<\/li>\n<li><strong>Indexation.<\/strong> Ground rents under the AB 2016 rise by 2.9% from 1 January 2027.<\/li>\n<\/ul>\n<section class=\"faq\" id=\"frequently-asked-questions\">\n<h2>Frequently asked questions<\/h2>\n<details class=\"faq-item\">\n<summary>Is a ground lease bad?<\/summary>\n<p>No. In Amsterdam, a large share of homes is on leasehold land, and with a perpetual ground lease you know exactly where you stand. Do watch out with a continuous ground lease whose period ends soon: then your future ground rent is uncertain.<\/p>\n<\/details>\n<details class=\"faq-item\">\n<summary>Can you buy the land so it becomes freehold?<\/summary>\n<p>In Amsterdam, as a rule, no. Since 1896 the municipality has granted land on ground lease and only sells it in rare exceptions. What comes closest to freehold land is a perpetual ground lease that has been fully bought off.<\/p>\n<\/details>\n<details class=\"faq-item\">\n<summary>What does &#8220;bought off until&#8221; (afgekocht tot) mean?<\/summary>\n<p>That the ground rent has been paid in advance until that date. With a continuous ground lease, that is usually the end of the period. After that you pay again, and with a continuous ground lease the ground rent is then set again. So always ask what happens after that date.<\/p>\n<\/details>\n<details class=\"faq-item\">\n<summary>What happens at the end of a period?<\/summary>\n<p>With a continuous ground lease, the municipality sets the land value and the ground rent again, based on the value at that moment. The most recent General Conditions then apply. The municipality lets you know a few years in advance, three years under the more recent conditions. The ground rent can rise sharply as a result.<\/p>\n<\/details>\n<details class=\"faq-item\">\n<summary>Can I still switch to a perpetual ground lease?<\/summary>\n<p>Yes, if your ground lease has a residential use. You switch at the current WOZ value and neighbourhood street ratio, with a 35% switching discount. The favourable terms from before 8 January 2020 and the second-chance scheme no longer exist.<\/p>\n<\/details>\n<details class=\"faq-item\">\n<summary>Does a switching offer pass to the buyer?<\/summary>\n<p>No. If you sell before the switch has been recorded by the notary, the offer lapses. The application date is kept, though, if the buyer applies themselves within six months of the transfer.<\/p>\n<\/details>\n<details class=\"faq-item\">\n<summary>Does the owners&#8217; association (VvE) have to give permission for a switch?<\/summary>\n<p>No. With an apartment, you can switch yourself, without permission from the owners&#8217; association.<\/p>\n<\/details>\n<details class=\"faq-item\">\n<summary>Is the ground rent tax-deductible?<\/summary>\n<p>Yes, annual ground rent is deductible as a cost of your own home. A buy-off sum is not, but the interest on a loan to buy off the ground rent usually is.<\/p>\n<\/details>\n<details class=\"faq-item\">\n<summary>How can I see whether a home is on leasehold land?<\/summary>\n<p>With an extract of the property information from the Land Registry, in the ground lease deed, or through the seller, who can see their details in Mijn Amsterdam. The municipality&#8217;s calculation tool gives an indication per address of what switching or buying off costs.<\/p>\n<\/details>\n<details class=\"faq-item\">\n<summary>Can I search only for homes on freehold land?<\/summary>\n<p>You can, but it is a small share of what is for sale, which makes your search harder. Do consider a perpetual ground lease that has been bought off, or a fixed perpetual ground rent: in practice, that comes close to freehold land.<br \/>Unsure about the ground lease of a home you want to buy or sell? Feel free to call or email, and we will go through the documents together.<\/p>\n<\/details>\n<\/section>\n","protected":false},"excerpt":{"rendered":"<p>Everything about the ground lease (erfpacht) in Amsterdam: how it came about, continuous or perpetual, switching, and what it means for your mortgage, transfer tax and selling price.<\/p>\n","protected":false},"author":8,"featured_media":37449,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[24],"tags":[],"class_list":["post-37451","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-buying-selling"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v28.8 (Yoast SEO v28.8) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>Ground lease Amsterdam (erfpacht): buying and selling<\/title>\n<meta name=\"description\" content=\"Ground lease (erfpacht) in Amsterdam explained: continuous or perpetual, switching, ground rent, your mortgage and transfer tax. 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