Oh yes you are going to buy a house! This is exciting and.. stressful at the same time. The house prices in the Netherlands have skyrocketed in the recent years and the housing market is really tight that leads buyers to overbid to get the house of their dreams.
How much money do you need to get a house in 2025? Let’s break it down together, step by step, so you know exactly what to expect - and how to prepare.
What Does a Typical Dutch Home Cost in 2025?
In 2025, the average home price in the Netherlands hovers around €450,000 to €525,000, depending on the location.
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Major cities like Amsterdam, Utrecht, and Rotterdam tend to be more expensive.
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Smaller towns and rural areas offer more affordable housing options.
How Much Can You Borrow?
Most Dutch banks will lend up to 100% of the property’s market value, which means you don’t necessarily need a down payment for the house itself. But - and it’s a big but - you’ll still need savings to cover the additional costs.
What Are the Extra Costs?
Buyers costs (kosten koper or k.k.)
The transfer tax is 2% of property value if you are older than 35. Persons younger than 35 do not pay transfer tax for house prices up to €525,000. Also if you buy a new-built house you do not pay transfer tax.
Notary fees
The notary will prepare all the documents for the transfer of the house. The costs are usually between €1,000 - €2,000.
Translator (notary)
If you do not speak fluent Dutch you need a translator who will officially translate you the documents on the transfer day. Costs: €150 - €300.
Mortgage advisor, (optional)
While you do can choose the bank you would prefer, in many cases it is beneficial to hire an independent mortgage advisor to get you the best mortgage deal. The costs are between €1,500 - €3,000.
See here how to get a mortgage in the Netherlands.
Valuation report
A valuation report is necessary since it determines the actual value of the mortgage you can get. A valuator visits the house and makes an estimation of the value of the house. Costs:~€500.
Technical inspection, (optional but very recommended)
While, you can buy a house without a technical inspection it is highly recommended to do it. Such an inspection can save you thousands of euros in the long run or it can help you negotiate a lower price if issues are found. Costs: €600 - €1000.
Real estate agent (makelaar), (optional)
I know many people that bought a Dutch house without a real estate agent. Still, a good agenda can save you a lot of money and time. Costs: usually 1-1.5% of the purchase cost of the house.
Overbidding
Varies by location and house from 2% to 10% + for ready to move houses. If the house value is the same as the price you overbid then these costs are covered by the mortgage.
National Mortgage Guarantee (NHG), (optional but recommended):
In case you cannot temporarily pay your mortgage, NHG offers help. It is not mandatory to get it, but it can be useful. In 2025 the costs of NHG are 0.4% of the entire mortgage amount.
Bank guarantee
Usually, when you buy a house, you pay 10% of the purchase price as a guarantee. There are two ways to pay it, yourself, or via a bank guarantee. A bank guarantee costs around 1% of the total guarantee.
So, the total savings for buying a house can be 4-6% of the total cost of the house. For example for a house of €500.000 the total savings you need to have are about €25.000 excluding overbidding.