Buying a home in the Netherlands

What is the current state of the housing market?
Why would you buy a house in the Netherlands?
Purchase schemes and support
The purchase process in 9 steps
The role of the purchasing agent
Start your home search per city
Frequently asked questions

The Dutch housing market is challenging. However, there are still plenty of opportunities for buyers who are prepared.

A quick overview:

• Demand is high due to housing shortages, population growth, and labor migration.
• The housing supply remains limited. Too few homes are being built.
• Interest has risen.
• Regional differences are growing. In bigger cities like Amsterdam, prices are increasing slowly. In quieter cities like Groningen and Zwolle, prices are rising more quickly.

It may sound and feel overwhelming, but it is still achievable to buy a house in the Netherlands. It is important to know what you are getting into.

Our tips:

• Stay realistic.
• Make sure you know what your budget is.
• Seek proper guidance.

A home is more than a place to live in. It is an investment in your future. Renting offers flexibility, while owning provides stability, freedom, and financial growth in the long term.

In the Netherlands, the tax and legal environment is quite favorable. Eventually, this often makes buying more worthwhile than renting.

Benefits of owning a house:

• Capital accumulation.
• More housing certainty,
• Freedom to renovate and personalize the property.
• Stable or lower costs in the long term.
• Tax benefits.
• Potential future profits from increased value.
• Sustainable upgrades pay off.

Every mortgage payment increases your ownership. Instead of paying money to a landlord, you are building personal wealth. You are also strengthening your financial position.

You are not dependent on temporary rental contracts or a sudden termination of lease. With a fixed-rate mortgage, your monthly payments are predictable. Depending on the type of mortgage, your costs might also decrease over time.

Owning a place means being able to personalize it. Would you like to paint the walls a different color? Is there a partition you would like to remove? Or do you want to lower your energy costs by better insulation? These improvements can make a house a home. 

Mortgage payments are often lower than rental prices in a similar neighborhood. You will benefit from predictable payments and lower interest rates if you choose to buy, especially with an annuity mortgage.

A portion of your interest payments can be reclaimed through your tax return. This will lower your net monthly cost.

In the long run, most Dutch property tends to increase. This means your home could be sold with profit in the future. If you sell the house with surplus value, you can use it to buy your next home or put it in your bank account.

Investing in energy-efficient improvements like insulation or solar panels will increase your home's value. It will also lower your monthly utility bills.

In the Netherlands there are various schemes available to make buying a home safer and more accessible. This is especially convenient for first-time buyers.

The National Mortgage Guarantee, also known as Nationale Hypotheek Garantie (NHG) in Dutch, protects you from residual debt if you are forced to sell your home. This might be due to job loss or divorce.

This mortgage offers a safety net, a peace of mind, and a lower mortgage interest rate.In 2025, the maximum purchase price for NHG is €450,000, or €477,000 if you want to find energy-saving improvements. 

Many municipalities offer a loan for first-time buyers. It is called a 'starterslening', offered by SVn. This loan can bridge the gap between the money you can loan and what you actually need. Check the SVN website to see if your municipality offers this option.

When you buy a house, you pay transfer tax, overdrachtsbelasting in Dutch. The tax is 2% of the purchase price. You may qualify for a full exemption if you are under 35 years old and if it is your first home.

As a buyer, you are responsible for several additional costs. In Dutch, we call this Kosten Koper (k.k.). The costs you need to pay:

• Notary fees.
• Transfer tax (overdrachtsbelasting).

Optional extra costs may include:

• Brokerage and advisory fees.
• Agency commission, if you are working with a purchasing agent.
• Property valuation.

All these costs combined will be around 4-6% of the purchase price.

This part may feel overwhelming, but we are here to give you a clear overview of how buying a home in the Netherlands actually works.

You will come across some professional jargon here too, but we will explain everything shortly. Click on an underlined term to find a more detailed description.

Do you have any questions? Do not hesitate to contact us.

• Step 1: Orientation and housing requirements.
• Step 2: Financing: Mortgage and additional costs.
• Step 3: The search: Find properties on your own and seek assistance.
• Step 4: Viewing and assessing the property condition.
• Step 5: Additional research before making an offer.
• Step 6: Negotiating and placing a bid.
• Step 7: Purchase agreement and statutory cooling-off period.
• Step 8: Finalizing the mortgage and paying additional costs.
• Step 9: Key handover

It is important to have a clear picture of your wants and needs before you start visiting properties or speaking with a mortgage advisor. 

Ask yourself:

• What are you looking for?
• What do you truly need?
• What are the possibilities?

Many people skip this step or keep it vague. We have learned that this often leads to uncertainty, disappointment, and rushed decisions.

When you have a clear vision of your preferences and financial situation, your search will be more efficient.

Start by answering these key questions.

Location

• Which city, neighborhood, or region do you want to live in?
  How important is travel time to work, family, or school?
• Do you need public transport nearby? Is parking a priority?

Type of home

• Are you looking for an apartment, terraced house, or new construction?
• Do you want a house that you can move into right away, or do you want a fixer-upper?
• Do you prefer homes from a certain era? For example, a 1990s property or an energy-neutral house?

Outdoor space

• Do you want a garden or balcony?
• Do you prefer direct sunlight or mostly shade?

Condition of the house

• Are you open to doing renovations, or do you prefer a house that needs minimal remodeling?
• Do you have the budget and time for remodeling?

Rooms

• How many bedrooms do you need?
• Do you want a separate office or a hobby room? Will there be a family expansion in the future?
  

Sustainability

• Do you want a good energy label, for example, B or higher? Or do you settle for a lower label?
• Are features like solar panels, heat pumps, or underfloor heating important to you?

You will focus on financing in the next step, but it helps to estimate what you can and are willing to pay. 

In general, you can count on:

• Maximum mortgage: This will be no more than 4.5 times your gross annual income.
• Own savings: You will need cash for additional and upfront costs, such as "Kosten Koper".
• Monthly payments: What amount feels manageable, even if the interest rates rise?

Important: Do not just focus on your maximum loan amount. Leave room in your budget for life changes. If you have kids or reduce work hours, your financial situation will change.

Make a list of your housing wishes, and divide them into three categories

Many people start their search by endlessly scrolling through listings on websites like Funda. They don't have any real criteria. This behavior will lead to indecision or frustration. 

• Make a list of your housing needs. Update it throughout your search.
• Take a walk through a neighborhood you might want to live in. This gives you a feel for the area.
• Decide early in the process whether you want to search alone or with a purchasing agent.
• Use the "favorite" function on listing websites. This way you can identify a pattern of what you are interested in.

Before you start searching for a house, you need to know:

• How much can you borrow?
• What monthly payments can you afford?
• The amount of personal savings that you require.

The Dutch housing market moves quickly. Without a financial plan, you risk losing a home or making an offer you cannot afford.

This step is about more than calculating your mortgage. It's also about being aware of the financial regulations.

These regulations include:

• Mortgage types.
• Interest rates.
• Additional costs that come with the purchase.

How high your mortgage will be depends on several factors:

• Your gross annual income, including bonuses and allowances.
• Any existing debts or financial obligations.
• The current mortgage rate.
• Whether you qualify for the National Mortgage Guarantee (NHG).

General rule: You can borrow up to 4.5 times your gross annual income. The exact amount depends on your interest rate, living expenses, and your current situation.

If you are self-employed, the rules are a little different.

You can borrow up to 100% of the purchase price of the property, but there are additional costs you need to pay yourself. Typically, you have to contribute 4-6% of the purchase price from your savings.

These costs cannot be financed with your mortgage:

• Transfer tax: 2% of the purchase price. First-time buyers under 35 years old may be an exception.
• Notary fees.
• Mortgage and brokerage fees.
• Appraisal costs.
• Home inspection (optional but recommended).
• Deposit (10% of the purchase price) or bank guarantee.

For instance: You have to pay an additional €18,000 on top of the €350,000 purchase price of the house.

Most first-time buyers choose one of these two loan types: annuity or linear.

Annuity mortgage
You pay the same monthly amount for the entire fixed-interest period. Early on, your payments are mostly interest. Over time, you pay more repayment.

• Predictable monthly payments.
• Suitable for people with a stable income.

Linear mortgage
You pay a fixed repayment monthly. On top of that, you pay the interest on the outstanding debt. Since the total amount of repayment decreases each month, the interest rate will decrease linearly.

• Your monthly expenses decrease linearly.
• Lower total interest costs.
• Higher monthly payments in the beginning.

There is one more option: an interest-only mortgage. You only pay interest and do not repay the principal during this period. This mortgage is only allowed in specific situations.

• Not eligible for mortgage interest deduction. 
• No equity is built during this period.

The NHG offers a financial safety net if you are forced to sell your home at a loss. This might be because of a divorce or unemployment. Under specific conditions, NHG will cover the remaining debt. This guarantee offers more security for the buyer and the lender.

The interest you pay depends on:

• Your fixed-rate period (for example, 10, 20, or 30 years).
• How much you borrow versus the property value, so the loan-to-value ratio.
• Whether you have NHG coverage.

A longer fixed-rate period provides more certainty, but it usually has a slightly higher interest rate. A shorter fixed-rate period has lower initial rates but exposes you to potential rate increases.

A mortgage certificate (hypotheekverklaring), or financing declaration, is a document stating how much you are eligible to borrow. Bringing it to a viewing shows how serious you are.

• Transfer tax: 2% of the purchase price.
• Notary fees: For the deed of transfer and deed of mortgage. They also register you at the Kadaster, Land Registry.
• Mortgage advice and brokerage fees.
• Appraisal cost: Required, costs between €500 and €1000.
• Structural survey: Optional but recommended. Costs between €300 and €600.
• Purchase agent commission: Typically 1-1.5% of the purchase price. Some agents have a fixed fee.
• Deposit: Usually 10% of the purchase price. The bank will back this amount if you can't pay it. That means you need to give the bank 1% of the 10%.

• You don't have to pay the transfer tax, since you are buying from the developer and from the current occupant.
• The price is usually "vrij op naam" (v.o.n.), meaning most buyer costs (kosten koper) are included.
• You often have more time to arrange your mortgage.
• Additional costs may apply for custom finishes or delays in construction.

• Schedule a mortgage consultation early, preferably during the orientation phase.
• Create an overview of your financial situation. What is your income? What are your savings? Do you have any debt?
• Consider future changes. Do you intend to have kids? Would you like to work fewer hours in the future?
• Ask a financial advisor to calculate your future payments, such as retirement impact.
• Start saving, even if you are not planning on buying soon yet.

You have a clearer idea of what you want and what your budget is after completing steps 1 and 2. Now it's time to begin your actual search. In this step, you will be browsing lists, planning viewings, and enlisting help from a purchasing agent. Some people will do it without an agent. 

In the Netherlands, there are several real estate platforms. You can begin searching on site like:

Note: Set up email alerts based on your preferences. You will be instantly notified when a new house hits the market.

A purchasing agent is your personal expert in the buying process. Unlike the selling agent, they represent and support you, the buyer.

• They select houses that match your wishes.
• Estimate the value of homes you are considering.
• Identify defects and advise you to get more professional research done if necessary.
• Set up a bidding strategy and negotiate on your behalf, with permission.
• Check legal documents.

What can they not do?

• They do not provide mortgage advice. That's a mortgage advisor's job.
• They do not produce a formal property valuation report. SIGHTLY is an exception. We are a purchasing brokerage, but we also have licensed surveyors. They can establish the value of a house.
• They do not make decisions for you. You remain in control at all times. Everything happens in agreement.

• Better informed and faster decision-making.
• Higher chance of succeeding.
• Avoid common mistakes.

Better informed and faster decision-makin
gAgents often hear about listings before they appear online. Also, they are told ahead of time about upcoming projects, such as new-build houses.

Higher chance of succeedingSellers prefer serious buyers with professional representation. Having an agent increases your credibility. It indicates that you come prepared.
Avoid common mistakesWithout help, it is easy to:

• Overpay.
• Overlook hidden issues.
• Sign unfavorable contracts.
• More structure and less stress.

Note: Sellers are obligated to state what defects their house has. However, hidden defects mostly come to light after a thorough inspection or when you start renovating. 
More structure and less stressYou don't have to figure everything out yourself. Having an expert by your side saves time and avoids stress. They make sure nothing important is missed.

Consider the following when selecting a purchasing agent:

With SIGHTLY, you will be contacted within one business day after signing up via our website. In most cases, we can join a viewing within 24 hours. Our service is offered at a fixed rate of €3970.

You can go through this process without a buyer's agent. Here are a few things you should keep in mind.

• You will need to assess the market value of a home yourself.
• You will have to review legal documents without an expert. 
• You will have to negotiate directly with professionals who represent the seller. This can be tough.

• Evaluate homes based on facts, not decoration, furniture, or the color of the walls. All those things can be changed after buying a property.
• Compare prices per square meter to determine value.
• Read between the lines of listings. When a house is a "fixer-upper," it usually means extra costs and maybe hidden issues.
• Check how long a property has been on the market. This may affect your negotiation leverage. 

During a viewing, you will get your first real impression of the house. You assess whether the home matches your preferences. You also check the technical condition and if there are any defects. Photos on websites can paint a different picture than reality.

Many home seekers walk through a property, and they focus on atmosphere and decoration. It's also important to check structural elements. If you have a buyer's agent by your side, you can walk through a house with more confidence.

A property viewing means being able to inspect the property in detail. You can quickly assess whether it's a good fit, emotionally and practically. Usually, this appointment takes 20 to 45 minutes. To prepare you for the viewing, we have made a checklist. 

Make sure to take photos and ask the seller's agent questions. If you have a purchasing agent, they will do this for you.

Tip: Take your time and do not feel rushed. If needed, schedule another viewing. 

Technical condition

• Are there cracks in the walls or ceilings?
• Do you see damp spots or mold, especially near windows and ceilings?
• Do the floors slope?
• Do all windows and doors open and close properly?
• Is there double glazing or single glass? Single glass will give you higher energy costs.
• When was the boiler installed? Has it been checked recently?
• Are there electrical systems that are outdated or visibly exposed?

Insulation and energy

• What's the energy label? (A++++ is the most efficient, and G is very inefficient).
• Is the roof insulated?
• Are there solar panels?
• What kind of heating system is in place? (For example, a boiler or heat pump)
• How old are the windows and frames?

Surroundings and noise

• Is the street quiet or noisy?
• Can you hear the neigbours?
• Are there environmental sounds? (Such as traffic or nightlife)

Layout and practicality

• Is the layout logical and functional for your lifestyle?
• Are there enough electrical outlets?
• Is the staircase too steep and therefore slightly dangerous?
• Is there room to modify or extend the house?
• How is the natural light throughout the day?

General property information

• What stays behind? (Furniture, flooring, lighting)
• What's the condition and orientation of the garden or balcnony?
• Is the home maintained properly, inside and out?
• If it's an apartment, is there an active Homeowners Association (VvE)?

Many buyers let their emotions guide their decision. Buying a home based on "it felt right" is not the smartest decision. If you work with a buyer's agent, they will look objectively, ask the right questions, and point out things you might miss.

Examples of hidden red flags:

• The bedroom has just been repainted with a gorgeous blue color. What you don't see is the moldy stain that's covered up by it.
• Loose baseboards could indicate subsidence.
• An outdated fuse box may signal older or unsafe wiring.

At SIGHTLY, we join you via video call. One of our purchasing realtors helps you, combined with our AI technology. We detect even more defects and potential risks than the naked eye.

Generally, you are allowed to:

• Take photos or videos (ask permission beforehand).
• Ask the seller's agent relevant questions.
• Peek under rugs or furniture.
• Measure windows, doors, or the garden/balcony.
• Fill out your own checklist or notes.

• Do not be fooled by furniture, decoration, or the color of a wall. You can change all those things.
• Focus on structural condition, maintenance, and insulation. This can save you a lot of money in the future.
• Ask about fixtures, the energy label, and known defects.
• Consider bringing someone in with expertise, like a buyer's agent.

After visiting several homes, you might feel ready to make an offer. But don't rush yet. You have to dig deeper before making an offer.

As a buyer, you have a duty to investigate (onderzoeksplicht). This means you are responsible for checking the condition of the home and if there are any defects or risks.

The seller has a duty to disclose (mededelingsplicht). This means that the seller has to inform you about known defects, issues, and risks. Making an offer without proper investigation is like buying blind. It might work out fine, but it could also lead to extra costs.

Everything you could have discovered beforehand is your own problem. You can't hold the seller responsible for these later discoveries.

You should actively look for:

• Visible defects, such as cracks, moisture, mold, or wood rot.
• Legal limitations, such as leasehold (erfpacht) or specific clauses.
• Energy of insulation problems.
• Deferred maintenance: This is mostly important when you want to buy an apartment.
• Restrictions related to monument status, zoning plans, or soil contamination.

Did you do minimum to no research? Have you discovered something after purchasing, but could you have found this before? Then you are responsible. You may not hold the seller legally responsible.

SIGHTLY combined a trained real estate agent with AI technology. This allows us to detect visible defects, hidden issues, and potential risks. It's more extensive research.

The seller must inform you of:

• Known defects, such as leaks, mold, or subsidence.
• Any non-visible issues they are aware of, such as outdated electricity.
• Prior use of the property. Was it a rental before? Did they inherit it?

If they fail to disclose something they knew, you may have legal grounds to cancel the sale or claim compensation. However, this is a complex process that everybody wants to avoid.

A structural survey is an inspection of the home by a certified building expert. It's more elaborate than a regular viewing.
This survey includes:

• A list of visible defects.
• An estimate of repair costs.
• What future maintenance expenses you can expect.

When is a structural survey necessary?

• For older homes (built before 1990).
• If you have doubts about the current condition.
• If you want to add a "subject to inspection" clause to your contract.

You can do the inspection before or after making the offer. Doing it before the offer gives you stronger negotiation power. If there are many issues, you make a strong case why you offer a certain amount. 

Doing it after making an offer can be because you want to include a resolutive condition in the contract. These conditions offer a way out of the purchase if certain things are wrong or not up to standard.

For example: You state in the conditions that the deal can be canceled if repair costs exceed €10,000. If this is the case, you can cancel the purchase agreement for free.

• Old property clause (ouderdomsclausule).
• Non-occupancy clause (niet-zelfbewoningsclausule).
• "As is, where is" clause.

Old property clause (ouderdomsclausule)
With this clause, you accept that the property may have outdated materials or construction techniques. This is particularly the case with houses older than 30 years. You accept the risk. You cannot hold the seller accountable afterward.

Non-occupancy clause (niet-zelfbewoningsclausule)
This clause indicates that the seller has not lived in the home themselves, so they do not know much about it. This might be the case when they inherit the home or when it was a rental before. The person doesn't know much or anything about the state.

Caution: This clause is particularly risky. Make sure you do your buyer's due diligence. After the purchase, you are responsible for everything you come across. 

"As is, where is" clause
The home is sold as it is, including all the visible and invisible defects. The seller must disclose known issues. Homes like these are also older. They are mostly fixer-uppers. With this clause, the seller wants to protect themselves from possible issues that arise during the renovation.

Caution: Be careful with buying a home with this clause. Maybe there aren't many issues. But in the worst case, you might come across a lot of damage, mold, or outdated material. This can lead to higher costs than expected.

The seller must provide a valid energy label, indicating how energy efficient the house is.

• A++++ is the most efficient. 
• G is the most inefficient. You can expect high energy costs.

We recommend you pay attention to:

• Insulation: roof, walls, and floors.
• Type of glass: single, double, or HR++.
• Heating systems: boiler or heat pump.
• Ventilation quality in the kitchen, bathroom, and toilet.
• Recent energy bills.

Single glass makes it difficult to heat up the house. Double or triple, or HR++ glass is way more efficient. It takes less to heat everything up or cool it down. If someone has an older boiler, it might work less efficiently.

Tip: Some banks offer lower interest rates for homes with an energy label of B or higher.

When buying an apartment, you automatically become a member of the Vereniging van Eigenaren (VvE). This association manages the building and shared costs.

We recommend you request the following:

• Deed of division (splitsingsakte). This states which parts are joint, what is private property, and what the voting rights are.
• House rules.
• Latest annual report.
• Multiple-year maintenance plan (MJOP).

These are important questions to ask?

• Is the VvE financially healthy?
• Is there enough in the reserve fund?
• Are there major works planned?
• What is the monthly VvE fee?

If a house is a national or municipal monument, certain rules apply:

• You may need special permits for renovations.
• Maintenance can be more complex and expensive. They might use specific materials or techniques.
• Some subsidies may be available for restoration.

• Zoning plan: Are you allowed to extend or renovate?
• Soil contamination: Ask for a soil report if you are unsure.
• Leasehold (erfpacht): Is the land owned or leased? What are the annual costs, or has it been paid off already?
• Legal conflicts: Are there any disputes with neighbors or the municipality?

Tip: You can request this information from the selling agent, your purchasing agent, or directly from the municipality. 

You have found a home that fits your needs, and you have done your research. Now it's time for the most exciting and nerve-racking part: making an offer.

Bidding is not just "how much are we going to pay?". It's a strategic thing that involves emotions, legal conditions, and financial plans.

When making an offer, you discuss the following components:

Do market research:

• Compare the house to recently sold properties in the same area.
• Check how long similar homes stayed on the market.
• Ask your buying agent for a professional valuation.

Choose your bidding style:

• Fixed offer (no negotiation): Best for high-demand homes.
• Leave room for negotiation: This is the best strategy when a home has been listed for a while.
• Emotional angle: Include a personal letter to win over the seller.

Tips:

• Never offer more than your financial limit.
• Be aware of extra costs, such as notary fees, renovation, and buyer's costs (kosten koper).
• Do you have to overbid a lot? Make sure to do a structural survey beforehand.

Movable items (roerende zaken in Dutch) are items that aren't fixed to the house. They can be moved without causing damage to the property.

Movable items are:

• Curtains.
• Flooring.
• Lighting.
• Fencing.
• Freestanding kitchen appliances.

Note: A list of movable property will be included in the purchase agreement. This list specifies what stays, what will be removed, and what can be taken over.

Resolutive conditions give you the legal right to cancel the purchase free of charge. 
Common conditions inclue:

• Financing condition.
• Structural inspection condition.
• NHG condition.
• Housing permit condition.

Financing condition
If your mortgage is not approved within the agreed time, mostly between 4 and 6 weeks, you can cancel the deal.

Structural inspection condition
If a building inspection reveals defects exceeding a certain amount, you can renegotiate or cancel the purchase. This amount must be specified in the contract. 

NHG condition
If your mortgage depends on receiving the National Mortgage Guarantee, and it's denied, you can cancel it.

Housing permit condition
Some municipalities require a permit to buy specific types of homes. If you are denied this, the sale can be made undone.

Note: If you don't include resolutive conditions, you will be legally and financially responsible for any problems that arise later.

• The seller confirms in writing that he agrees.
• The preliminary purchase agreement will be prepared.
• After signing the agreement, you have a 3-day statutory cooling-off period. After this, the purchase becomes legally binding, unless one of the resolutive conditions applies. 

Note: In the Netherlands we have a requirement of written agreement (schriftelijkheidsvereiste). This agreement states that verbal agreements are not legally binding. It becomes official after both parties sign the written agreement.

• Do not let yourself be pressured. The seller's agent might try to rush you, telling you how many people have made an offer yet. But this is a tactic to create urgency.
• Know when to walk away. There will be other houses.
• Use your buyer's agent to strengthen your negotiation position.

Once your offer is accepted, it's time to make things official. This step involves signing the purchase agreement (koopovereenkomst) or preliminary contract.

This agreement outlines all terms and conditions of the sale. Despite the term preliminary, this is a binding agreement. There are only a few possible ways out, but they have to be written down in the contract.  

The requirement of written agreement or written form agreement applies. This agreement states that a verbal agreement is not legally binding for the purchase of a house. 

The purchase is legally binding after:

• The purchase agreement has been drawn up.
• Both parties have signed the contract.
• The signed contract has been received by the seller.

Note: After the seller has received the signed document, there is a 3-day statutory cooling-off period. During these 3 days, you are allowed to cancel the purchase free of charge.

This document contains all agreements about the house and its sale.

Note: Always have your buyer's agent or a legal advisor review the agreement before you sign.

After you and the seller signed the contract, and the contract has been received by the seller, there's a three-day reflection period (bedenktijd). 
During this time, you are allowed to cancel the purchase for any reason. There is no penalty for cancelling during this period. 

Note:

• The 3-day period starts the day after the seller has received the signed contract. 
• The reflection period must include two working days. Weekends and public holidays are excluded from these 3 days.

The purchase agreement states that you must provide a deposit of 10% of the purchase price. You have two options:

• Deposit the full amount at the notary's office.

OR

• Arrange a bank guarantee for the same amount. With the bank guarantee, it is possible for you to pay 1% of the 10%, instead of the full 10%, and the rest is covered by the bank.

Note: 

• This deposit will be withheld if you fail to meet your obligations.
• This amount is claimable after the reflection period and the cooling-off period are over. 

Common mistakes in the purchase agreement:

Common mistakes with the 3-day cooling-off period:

• The agreement is only valid after it is signed and received in writing, not verbally.
• You have 3 days after signing the contract to cancel with no consequences.
• Always make sure the included resolutive conditions are correct.
• A 10% deposit is standard practice.
• Get a professional to review documents before signing.

You have signed the purchase agreement, and your cooling-off period has passed. Now it's time to wrap up the financial side.
This includes:

• Finalizing your mortgage application.
• Make all additional costs insightful.
• Preparing all the required documents for the official transfer at the notary. 

This step is critical. Mistakes or delays can cost money, trigger penalties, or result in losing the home.

You may have started the process in step 1 or 2, but now it's time to make it official.

Here is a step-by-step overview:

1. Introductory consultation with a mortgage advisor.
2. Compare lenders, rates, and terms.
3. Choose a mortgage type.
4. Submit the official application.
5. Receive a provisional offer (hypotheekofferte).
6. Review and sign the final offer.
7. The notary handles the legal completion.

1. Introductory consultation with a mortgage advisor
Firstly, you start by having a conversation with a mortgage advisor. You discuss your financial situation and wishes. The advisor will calculate your borrowing capacity. This consultation is mostly free and without obligation.

2. Compare lenders, rates, and terms
Banks, insurers, and independent lenders all offer different rates, rules, and flexibility.
Compare:

• Interest rates and fixed terms.
• Early repayment penalties.
• Loan conditions and service level.

3. Choose a mortgage type
Choose a mortgage that suits your profile and situation best. The most common types are:

• Annuity mortgage.
• Linear mortgage.

Annuity mortgage

• Fixed monthly payment, including repayment and interest.
• You pay more interest, later more repayment.

Linear mortgage

• Fixed repayment plus interest.
• Payments are higher at first and decrease linearly over time.

Interest-only mortgage
Lastly, there is an interest-only mortgage. You pay the entire amount at the end of the term.

• You pay interest and no repayment during the term.
• Only allowed under strict conditions.
• You are not eligible for interest deduction if you choose this type.

4. Submit the official application
After finding a house, you submit a mortgage application. The following information needs to be provided:

• Proof of income: payslips.
• Bank statements.
• Signed purchase agreement.
• Property valuation report.
• Identification: A copy of your passport or driver's license.

5. Receive a provisional offer (hypotheekofferte)
After submitting your application and providing all the documents, you will receive a provisional mortgage offer. This offer is not yet final, as they still have to check everything.

They check your submitted documents, whether the valuation report has been approved, and if you are financially approved. 
The provisional offer states:

• The proposed mortgage type.
• The interest rate and fixed-rate period.
• The maximum loan amount.
• The condition, such as penalty-free repayment.

Note: This is not a binding offer. It's an indication based on your data before checking it thoroughly.

6. Review and sign the final offer
If everything has been checked and approved, you will receive the binding mortgage offer. 

After signing this offer:

• The interest rate is locked.
• Your loan is secured.
• The notary can finalize the transfer.

Note: From this moment on, you are legally committed to the loan.

7.The notary handles the legal completion
A few days before the official handover of the keys, you go to the notary.
The notary will take care of:

• Explaining and signing the mortgage deed and the deed of delivery.
• The official transfer of the home to you as the new owner.

If you are buying a property, there are some costs you have to pay yourself. You cannot finance this with your mortgage.

Mandatory costs:

• Transfer tax: 2% of the purchase price. People under 35 years old buying for the first time may be exempted. 
• Notary fees: For both the mortgage and transfer deeds.

• Mortgage advice and brokerage fees.
• Valuation fees (taxatiekosten).
• Technical inspection (building survey).
• Agent commission.
• NHG fee: 0.4% of your mortgage amount. 

Note: In total you need to pay around 4 to 6% of the purchase price yourself.

For new-build homes, the price is usually "vrij op nam (v.o.n.), meaning no transfer tax.

What is not included in the v.o.n.?

• Mortgage advice and closing costs.
• Any additional upgrades.
• Purchase agent. In some cases, this is included, but then it's specifically indicated.

• Organize your documents early, so your ID, payslips, tax statements, and how much money you have in your bank account.
• Compare multiple mortgage offers, not just from your bank.
• Negotiate not just on interest rates, but also on loan flexibility.
• Always consider future changes, such as retirement or children.
• Get a technical inspection done, even if the house appears perfect.

This is the moment you have been waiting for: the official handover of your new home. You have signed the purchase agreement, finalized your mortgage, and prepared all the legal documents. Now it's time for the last step: the transfer at the notary.

In the Netherlands, the notary ensures the legal transfer of ownership. They are a neutral party, and they check if all the agreements are correct. 

They handle two essential documents:

• Deed of transfer (leveringsakte): Transfer the property from seller to buyer.
• Mortgage deed (hypotheekakte): Registers your mortgage and the lender's rights.

After signing both documents, the notary registers the deeds with the Dutch Land Registry (Kadaster).

A week before the official transfer, the notary will send you:

• A draft deed of transfer.
• The final settlement invoice (nota van afrekening). This document includes all the sums you have to pay.

Check both documents with your purchasing agent or advisor. 

• Is the date and address correct?
• Is the purchasing price what you agreed upon?
• Did they include the list of movable items? And is it correct?
• Has the buyer's cost been properly charged?

Final inspection
Before signing the deeds at the notary, you will do a final walk-through of the property with the seller or selling agent.

Check the following things:

• Is the home empty and clean for the most part?
• Are the movable items present as agreed?
• Are there any new damages or issues?

Tip: Take photos and note down the meter readings for your utilities.

Signing at the notary
At the notary's office, you will sign the deed of transfer and the mortgage deed. You will also receive a final explanation of the legal implication. The notary will transfer the purchase amount to the seller after signing the documents. Lastly, the deed will be registered with the Land Registry. 

Receiving the keys
Once all documents are signed, you will receive the keys. Congratulations on your new house!

• Home insurance: Most lenders require a building insurance policy (opstalverzekering). This insurance protects you against damage to your home and everything attached to it.
• Register your new address with the municipality within 5 days.
• Notify relevant parties of your address change, such as your employer, the bank, and your general practitioner.
• Transfer utility contracts to your name, such as energy, water, internet, etc.
• Schedule any necessary work. Do you need a contractor, painter, or mover?

Buying a home is more than a financial decision. It's also a legal and emotional one. Many buyers underestimate how much expertise is required to buy a home safely and wisely. A good buyer's agent helps you find properties and guides you through the entire process.

A purchasing agent works exclusively on your behalf, representing you and your interests.

Here's what they do:
Market knowledge and objective evaluation

• They understand the local market and current pricing.
• They recognize risks and defects you might overlook

Legal checks

• They review the purchase agreement and important clauses.
• They examine documents, deeds of division, and other legal paperwork.

Technical advice

• They advise whether a structural survey is necessary.
• They point out defects, risks, and potential issues during property viewings.

Negotiation and strategy

• They help create a strong bidding strategy, including resolutive conditions.
• They ensure you a fair price and negotiate favorable terms.

Structure and peace of mind

• They keep track of all steps, documents, and deadlines.
• They help prevent mistakes caused by pressure or inexperience.

Note: Most people buy one or two homes in their lifetime. A purchasing realtor does this every week. Their experience gives you a major advantage.

We recommend involving a buyer's agent from the very beginning of your search.

This way, you:

• Avoid wasting time on unsuitable properties.
• Reduce the risk of legal mistakes.
• Enter negotiations from a stronger position.
• Are more certain that you're not overpaying.

Note: You can ask for help from an agent layer in the process, but you will miss out on the full value of their service.

SIGHTLY is not a traditional real estate agency. This works in your favor.
Here is what makes us different:

• Availability: If you apply via our website or social media, one of our buying agents will contact you within 1 business day. We are available 24/7 for any questions or concerns.
• Remote viewings via your phone: You visit the property, and our agent watches you via video call. In this way, we can help you faster and earlier. 
• Smart AI technology: Our agents use AI technology during the viewing. This combination detects more than the human eye. We can also spot early signs of defects and potential risks.
• Clear reports: After each viewing, you receive a detailed report summarizing our findings, estimated repair costs, and suggested next steps.
• Personal guidance: We may not be physically present, but personal service is a top priority. You will be matched with one of our dedicated agents. They stay with you through the entire process.
• Transparent pricing: No commissions or hidden costs. For our service, you pay a fixed fee of €4,970.

Every city in the Netherlands has its own housing market, pace, and key considerations. Bidding over the asking price in a big city like Amsterdam or Rotterdam is very different from doing so in a smaller town.

That's why we created dedicated guides for the larger cities.Each guide includes insights into the current market conditions, strategies to navigate them, and how SIGHTLY can support you during your search.

Click on one of the cities below to explore more:

• Buying a home in Amsterdam.