Step 1: how much can you borrow?
How much you can borrow depends mainly on your income, your fixed outgoings, any debts such as a student loan, the energy label of the home and the mortgage interest rate. An online calculator gives a first indication; a mortgage adviser works it out precisely and looks at your whole situation.
An initial consultation with an adviser before you start viewing is sensible. You will then know your budget, and you can act faster when you find a home.
Step 2: count on your own funds
As a rule, you can borrow a maximum of 100% of the value of the home. The kosten koper (buyer's costs), such as the notary, valuation, advice and any transfer tax, therefore have to be paid from your own funds. Also budget for moving, furnishing and any amount you bid above the valuation.
If you are between 18 and 35 and are buying a home for the first time to live in yourself, you can use the startersvrijstelling (first-time buyer's exemption from transfer tax): you then pay no overdrachtsbelasting (transfer tax). In 2026 it applies up to a property value of €555,000. You can only use the exemption once. Check the current conditions with the Belastingdienst (Dutch Tax Administration).
Step 3: decide what you are looking for
- Type of home: apartment or single-family house? With an apartment you become a member of a VvE (owners' association). See buying an apartment.
- Location: travel time to work, amenities, green space, noise and safety. See researching the neighbourhood.
- Condition: are you willing to do work on the house, or do you want it ready to move into? A fixer-upper is cheaper to buy but costs money and time.
- Energy label: an energy-efficient home has lower housing costs, and you can sometimes borrow more for it. See the energy label.
- Freehold or leasehold (erfpacht)? See buying a leasehold home.
Step 4: searching and viewing
Set up search alerts on property websites and respond quickly to new listings. Prepare for every viewing by researching the address beforehand, and use a fixed list of points to check. See the viewing checklist. Consider a buying agent (aankoopmakelaar) if you are short of time or find negotiating difficult.
Step 5: investigate the house
- Look up the public data: year of construction, energy label, plot, permits, foundation risks and the surroundings. A property report brings this together for a single address.
- If in doubt, have a building survey carried out.
- Ask for the seller's questionnaire and the list of items included or excluded.
- See what comparable homes in the neighbourhood have sold for. See looking up sale prices.
Step 6: making an offer
Decide your maximum in advance and back up your offer with comparable sales and the condition of the house. Think about conditions, especially the financing condition. See how much to offer on a house and conditions precedent.
Step 7: signing the purchase agreement
Once your offer has been accepted, you and the seller sign the koopovereenkomst (purchase agreement). You then have a three-day statutory cooling-off period. Keep an eye on the deadlines of your conditions and arrange the deposit or bank guarantee, usually 10% of the purchase price. See purchase agreement and cooling-off period.
Step 8: finalising the mortgage
Your adviser applies for the mortgage. A valuer visits the property, the lender assesses your details and you receive a binding offer. Sign it within its validity period and well before the date of your financing condition. Also think about buildings insurance, which is often compulsory, and possibly life insurance (overlijdensrisicoverzekering).
Step 9: to the notary
Choose a notaris (civil-law notary) and check the draft deeds and the statement of settlement carefully. Shortly before the transfer, you carry out a final inspection. At the notary's office you sign the deed of transfer and the mortgage deed, and you receive the keys. Congratulations: you are a homeowner.
Amounts and rules in this article apply to 2026 and may change. Always have your personal situation assessed by an independent mortgage adviser.
Frequently asked questions
How much of your own money do you need for your first home?
At least enough for the buyer's costs, such as the notary, valuation and advice, plus a buffer for moving and furnishing. With the first-time buyer's exemption you pay no transfer tax, which makes a big difference. If you offer more than the valuation, you also pay that difference yourself.
What is the first-time buyer's exemption (startersvrijstelling) in 2026?
If you are between 18 and 35 and are buying a home for the first time to live in yourself, you pay no transfer tax. In 2026 this applies to homes up to €555,000. You can use the exemption once.
How long does it take to buy a house?
Searching can take weeks to months. After signing the purchase agreement, there are usually two to four months until the transfer at the notary, depending on what you agree with the seller.
Do I need a buying agent?
It is not compulsory. A buying agent (aankoopmakelaar) helps you assess the house, decide on your offer and negotiate. Especially in a busy market or if you have little experience, it can be worth the cost.
Sources
Woningdata
See this for your own address.
Energy label, year of construction, foundation, permits, plot and surroundings of the house you want to buy, in one report. From official sources.
Or browse the sample property report first.