Money in the Netherlands, made easy

Tips and tricks for all your money matters in the Netherlands. I share simple tricks for Dutch life, from insurance to groceries and everything in between.

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Minimum Savings for Expats to Buy a House in the Netherlands (2026 Cost Breakdown)

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. The housing market is really tight. This situation leads buyers to overbid to get the house of their dreams.

What are the minimum savings that you need to buy a house in the Netherlands in 2026? Let’s break it down together, step by step, so you know exactly what to expect – and how to prepare.

Man opening his wallet to check his savings

Typical Dutch home prices in 2025

In 2025, the average home price in the Netherlands hovered around €450,000 to €525,000, depending on the location. 

  • Major cities like Amsterdam, Utrecht, and Rotterdam are more expensive.
  • Smaller towns and rural areas offer more affordable housing options.

How much can expats borrow from Dutch banks?

Most Dutch banks will lend up to 100% of the property’s market value. This 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 extra costs.

How much savings you need to buy a house in the Netherlands?

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 €555,000. 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, hire a translator. They will officially translate the documents for you on the transfer day. Costs:  €150 – €300.

Mortgage advisor, (optional)

You can choose the bank you prefer. But, it is often beneficial to hire an independent mortgage advisor. They can help you get the best mortgage deal. The costs are between €1,500 – €3,000 and tax deductible.

Valuation report

A valuation report is necessary since it determines the actual value of the mortgage you can get. A evaluator 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. It can also 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 real estate agent can save you a lot of money and time. Costs: usually 1-1.5% of the buying cost of the house. 

Overbidding in the current housing market

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 can’t temporarily pay your mortgage,  NHG offers help.  It is not mandatory to get it, but it can be useful. In 2026 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 buying 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. 

In summary, 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.

Be prepared for a lot of viewings and biddings before you get a house.

Good luck!

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