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Kosten koper: what extra costs do you pay when buying a house?

In the Netherlands, an asking price is almost always followed by 'k.k.': kosten koper (buyer's costs). On top of the purchase price, you as the buyer pay a number of additional costs yourself. Most of these cannot be financed with your mortgage, so it is wise to include them in your budget from the start.

Updated · 2 min read

Transfer tax (overdrachtsbelasting)

The largest item is usually the transfer tax. If you will live in the property yourself, the rate in 2026 is 2% of the value. If you buy a property you will not live in yourself, for example to let it out, you pay 8%. The notary pays the tax to the authorities at the time of transfer.

If you are between 18 and 35 and are buying a home for the first time to live in yourself, you may qualify for the first-time buyer's exemption (startersvrijstelling): you then pay no transfer tax. In 2026 the exemption applies to homes up to €555,000, and you can only use it once. The exact conditions are published by the Belastingdienst (the Dutch Tax Administration); they can change from year to year.

Notary and Kadaster

The notary draws up the deed of transfer (akte van levering), which officially changes the ownership of the property, and, if you have a mortgage, the mortgage deed as well. You also pay the costs of registration with the Kadaster (the Dutch Land Registry). Fees vary between notaries; ask several firms for a quote in advance.

Mortgage and valuation

  • Valuation (taxatie): a mortgage almost always requires a valuation report from a certified valuer.
  • Mortgage advice or brokerage: an adviser charges a fixed fee or an hourly rate.
  • Nationale Hypotheek Garantie (NHG, the national mortgage guarantee): if you borrow with NHG, you pay a one-off guarantee fee. The current percentage is published by NHG.
  • Bank guarantee or deposit: after the purchase agreement is signed, the seller often asks for security, usually 10% of the purchase price.

Research and support

  • Building survey (bouwkundige keuring): an independent surveyor assesses the condition of the house. Certainly worthwhile for older properties.
  • Buying agent (aankoopmakelaar): optional, but can help with the viewing, making an offer and negotiating.
  • Property report: public data on the building, plot, zoning and surroundings helps you ask more targeted questions before you make an offer.

What can't you finance?

Buyer's costs such as transfer tax, notary fees and advice generally cannot be included in your mortgage. You therefore pay them from your own funds. Also budget for costs after the purchase, such as moving, furnishing, any renovation and sustainability improvements.

Amounts and rules in this article apply to 2026. Always check the latest information with the Belastingdienst and your mortgage adviser.

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.

Further reading