Buying an Apartment in the Netherlands for the First Time
- Paula Aviñó
- Mar 1
- 6 min read
Updated: Mar 15
Buying an apartment for the first time in the Netherlands can be confusing in the beginning. You’ve probably heard about a lot of procedures, documents, taxes, mortgage rules and people around you talking about things like notaries, VvE, overbidding… and suddenly you feel lost and without clear information.
BUT NO WORRIES.
This is exactly why we are writing this article, so you can understand not only the entire process of buying an apartment in the Netherlands, but also learn details that not everyone knows and that can actually save you time and money.
Let’s start from the basics.
Index
The Two Main Ways to Buy an Apartment in the Netherlands
When buying an apartment in the Netherlands for the first time, you basically have two major options:
Competing for market properties
Competing for off-market properties (through an agent)
1. Buying Through the Open Market
This is the option most people know.
It works similarly to renting in the Netherlands. You go to major platforms, request a viewing, bring your documents, and if selected, you can view the property.
The downside?
You may compete with 20, 50 or even 500+ people.
Bidding wars are common.
You manage the process yourself.
It can become expensive due to overbidding.
If you are a first-time buyer or an expat unfamiliar with the Dutch property system, this can feel overwhelming very quickly.
2. Buying With an Agent (Including Off-Market Apartments)
The second option is working with a buying agent (aankoopmakelaar).
Yes, they guide you through the entire process, but that’s not even the biggest advantage.
The biggest advantage is access to off-market apartments.
Off-market means:
The property is not publicly listed.
It is shared within networks before going online.
Competition is significantly lower.
This can mean:
Less bidding pressure
Faster process
Better negotiation position
Potential cost savings
Now that you understand the two routes, let’s go step by step through the actual process of buying an apartment in the Netherlands and understand the full property buying process.
Step-by-Step Process of Buying an Apartment in the Netherlands
Step 1 – Are You Eligible as an Expat?
Good news: there are no restrictions for expats to buy property in the Netherlands.
However, eligibility for a mortgage depends on:
Type of employment contract (permanent vs temporary)
Income stability
Whether you are self-employed (freelancer/ZZP)
Residency status
30% ruling situation
If you have a permanent contract, the mortgage process is usually more straightforward.
If you are self-employed, banks typically require 2–3 years of income history.
If you have the 30% ruling, this can positively influence how much you are allowed to borrow.
This is why speaking with a mortgage advisor early is crucial, especially if you are researching buying property in the Netherlands as an expat.
Step 2 – Understand How Much You Can Borrow (Mortgage Capacity)
Before viewing apartments seriously, you need clarity on your numbers. Understanding your mortgage in the Netherlands for expats or locals is a fundamental part of buying an apartment in the Netherlands.
How much the bank is willing to lend you
How much savings you need
What your monthly payments will look like
In the Netherlands, you usually finance up to 100% of the property value, but buyer costs must be paid from your own savings.
A mortgage advisor will help you calculate:
Maximum borrowing capacity
Interest rates
Monthly costs
Long-term financial impact
If you are under 35 and buying your first home, you may qualify for a transfer tax exemption (under certain conditions). This can significantly reduce your upfront costs, and we explain the full requirements in a separate article.
Step 3 – Choose Market or Off-Market Strategy
Now you decide your approach:
Search publicly and compete
Work with an agent and access additional inventory
This strategic decision affects your timeline, stress level and potential overbidding risk.
Step 4 – Choose the Right Location
Location is not just about preference.
Important things to check:
Budget vs city pricing
Transport links
Future development plans
Rental restrictions (very important!)
Some municipalities have restrictions if you plan to rent the apartment later. Always check this before buying, as it can directly affect your strategy when buying an apartment in the Netherlands as an investment.
Step 5 – Viewings
If you are working alone, getting a viewing in competitive cities can be difficult.
If you are working with an agent, viewings are usually scheduled quickly and strategically.
Step 6 – Market Analysis & Negotiation
You found an apartment you like. Now comes the serious part.
Before making an offer, analyse:
Is the asking price realistic?
What have similar apartments sold for?
Is overbidding expected in this area?
Very important checks:
Structural condition (technical inspection)
Energy label
VvE financial health
Leasehold (erfpacht) situation
Reframed key negotiation considerations:
Is the location a strong long-term investment?
Are there hidden maintenance issues?
Is everything included that you expect? (Most Dutch apartments are sold unfurnished.)
Does the purchase agreement include a financial clause (subject to mortgage approval)?
Step 7 – Sign the Purchase Agreement (Koopakte)
Once your offer is accepted, you sign the purchase agreement (koopakte).
Important:
There is a 3-day cooling-off period. This means that after signing, you have three days to cancel the agreement without giving a reason and without penalties.
You usually include a financial clause (subject to obtaining mortgage). This protects you in case the bank does not approve your mortgage — allowing you to cancel the purchase without financial consequences.
After the cooling-off period ends and conditions are met, the agreement becomes legally binding.
Step 8 – Final Mortgage Approval
Your mortgage advisor coordinates with the bank.
Required documents may include:
Employment contract
Payslips
Tax returns (for freelancers)
Valuation report (taxatierapport)
Step 9 – Notary & Key Handover
The final step takes place at the notary.
You sign:
The deed of transfer (leveringsakte)
The mortgage deed (hypotheekakte)
Once signed, the apartment is officially yours.
Costs of Buying an Apartment in the Netherlands
Besides the purchase price, you should consider the following categories of costs:
Transfer tax
Notary fees (transfer deed and mortgage deed)
Mortgage advisor and arrangement costs
Property valuation report
Buying agent fee (if applicable)
Land registry and administrative fees
Additionally, keep in mind ongoing or situation-specific costs such as:
Monthly VvE contribution
Possible leasehold (erfpacht) payments
Eigenwoningforfait (a small deemed rental value added to taxable income)
As a general rule, extra buyer costs are normally around 10% of the purchase price. Having this buffer in savings is important when planning your purchase.
Important Dutch Apartment-Specific Factors
VvE (Owners’ Association)
When you buy an apartment, you join the VvE. This means shared responsibility for the building, monthly maintenance fees, and joint decisions.
Check that the VvE is financially healthy, has a reserve fund, and clear regulations to avoid future problems.
Leasehold (Erfpacht)
In some cities (especially Amsterdam), the land may not be owned but leased.
This means:
You pay annual or periodic lease fees
Conditions may change in the future
Always verify the leasehold conditions before buying.
Things First-Time Buyers Often Don’t Know
You cannot safely bid without mortgage pre-approval.
Overbidding is common in competitive cities.
Energy labels affect financing possibilities.
Freelancers face stricter mortgage requirements.
Temporary contracts may limit borrowing capacity.
The 30% ruling can influence affordability calculations.
Rental restrictions can limit future investment plans.
Each of these topics can significantly affect your decision — and we cover them in more detail in separate guides.
Advantages of Using a Buying Agent
Access to off-market apartments
Professional price negotiation
Reduced risk of overpaying
Support with legal documents
Strategic guidance during bidding
Network of mortgage advisors, notaries and inspectors
Especially as a first-time buyer or expat, having someone experienced guiding you can reduce stress and financial risk.
Looking for an Agent?
If you are considering buying an apartment in the Netherlands for the first time and want guidance through the entire process - from mortgage preparation to key handover - HomeQuest can support you and even offer you exclusive off-market apartments.
We focus on clarity, transparency and helping expats and first-time buyers navigate the Dutch property system with confidence.
Because buying your first apartment should feel exciting, not overwhelming.
FAQs
1. Can expats buy an apartment in the Netherlands? Yes. There are no legal restrictions for expats buying property in the Netherlands. However, mortgage approval depends on your income, contract type, residency status, and whether you benefit from the 30% ruling. |
2. How much savings do I need when buying an apartment in the Netherlands? Besides the purchase price, you must cover buyer costs such as transfer tax, notary fees, valuation and advisory costs. As a general rule, extra costs are around 10% of the purchase price. |
3. What is the 3-day cooling-off period in the Netherlands? After signing the purchase agreement (koopakte), buyers have three days to cancel the contract without penalties. |
4. What is a VvE when buying an apartment? The VvE (Owners’ Association) manages the building’s maintenance and finances. When buying an apartment, you automatically become a member and pay monthly contributions. |
5. Is it better to buy with a real estate agent in the Netherlands? A buying agent can provide access to off-market properties, help with negotiations, reduce overbidding risk, and guide you through the legal process, especially valuable for first-time buyers and expats. |
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