How to buy a house in the Netherlands (1) Making an offer

Are you an expat trying to buy a house in the Netherlands? Not sure about the whole process and which steps to take? Here is some information especially for you!
And do you want more information phone Willem den Hartog Jager of HJ Makelaardij. He has experience in helping expats and expat starters in particular buying a house in Utrecht. Telephone 06 – 14 88 88 33 or email him:

You can download a PDF version here.

Making an offer

©HJ Makelaardij

Purchase price

Property market value
The property value determines the size of the mortgage you can take out. Your property is the collateral for your mortgage. Therefore the property’s market value also determines how much you can borrow. An independent appraiser has to appraise the house and will determine the property market value.

Maximum mortgage
Dutch law states that in 2019, you can only borrow 100% of the appraisal value because the property serves as a collateral for your loan. This maximum to a mortgage can result in (big) implications for overbidding and the purchase costs, which cannot be financed by the mortgage.

Example of Overbidding
In the calculation below, you can see how much the contribution in money of one’s own has to be when the house has a property market value of € 200.000 and a purchase price that is € 10.000 higher than the market value.

  1. Property market value: € 200.000 (= the maximum mortgage)
  1. Purchase price: € 210.000
  1. Difference between market value and purchase price: € 10.000
  1. Purchasing costs payable by purchaser (6% of purchase price): € 12.600
  1. Total contribution in money of one’s own: € 10.000 plus € 12.600 = € 22.600

This means that if you want or need to overbid to buy a house, you need to have savings that will cover the gap between the market value and the total purchase price including the purchasing costs.

Making an offer continuation

Purchasing costs
All in all, additional fees and taxes for buying a house could add up to as much as 6% to 10% of the purchase price. The following list may serve as a guideline for purchasing costs that might occur:

  • Mortgage advice fee
  • Mortgage processing costs
  • Cost of applying for National Mortgage Guarantee (NHG)
  • Costs and fees for early repayment of previous mortgage
  • Notary fee
  • Fees for the Land Registry
  • Cost of appraisal
  • Structural survey
  • Cost for entering the Owners Association (VVE), when buying an appartment
  • Estate agent fee
  • Transfer tax (2% of purchasing prise)
  • Cost of interpreter or translation of documents

If you are buying a house over the appraisal value you can no longer include so-called purchasing costs (kosten koper) in your mortgage loan.

See for the resolutive clauses in the purchasing contract the next page.

Kanaleneiland City Campus Max