How much money do you need to buy a house in the Netherlands?
Not "how much can I borrow" — every bank answers that. This calculator answers the other number: the cash you hand over on completion day. Dutch mortgages are capped at 100% of the appraised value, so every euro of your winning bid above the appraisal comes from savings, and taxes and fees can't be financed either. Around 77% of expat buyers overbid, averaging +7.6% over asking — which is why the total surprises people.
Two worked examples (2026 rules)
- Under 35, first Dutch home: winning bid €450,000, appraisal €425,000 → €34,850 cash: a €25,000 appraisal gap, €0 transfer tax (starter exemption), notary, valuation, mortgage advice, buying agent and the 0.4% NHG fee.
- 35 or older: winning bid €550,000, appraisal €520,000 → €49,150 cash: a €30,000 gap, 2% transfer tax (€11,000) and fees; NHG not available above €470,000.
What the calculator includes
- The appraisal gap — your bid minus the bank's maximum (100% of appraised value). The line no borrowing calculator shows.
- Transfer tax — 0% starter exemption (18–34, ≤ €555,000, once, main residence — owning abroad before does NOT disqualify you), 2% owner-occupier, 8% non-main-residence.
- Notary (€1,000–2,000) and valuation (€250–1,000).
- Mortgage advice (~€3,100 — effectively unavoidable for expat mortgages), buying agent (~€2,950, used by 61% of expat buyers), optional structural survey.
- NHG — 0.4% of the loan, purchases up to €470,000.
Rules verified August 2026 against the Belastingdienst and NHG. Fee figures are typical market prices, not quotes. Bank guarantee and moving costs not included.
Frequently asked questions
How much money do you need to buy a house in the Netherlands?
It depends on your age and your overbid, not just the price. A buyer under 35 winning at €450,000 against a €425,000 appraisal needs about €34,850 in cash (€25,000 appraisal gap plus fees, €0 transfer tax thanks to the starter exemption). An over-35 buyer at €550,000 against a €520,000 appraisal needs about €49,150 — the €30,000 gap, 2% transfer tax and fees.
Does the 0% starter exemption apply to expats who owned a home abroad?
Yes. The Belastingdienst conditions are age 18–34, a home value up to €555,000, main residence, and never having used the exemption before. Prior home ownership — including abroad — does not disqualify you. The cap is a cliff: one euro over €555,000 and the full 2% applies.
How much can you borrow for a Dutch mortgage?
Up to 100% of the appraised value of the home (106% only for energy-saving measures) — never more. If you bid above the appraisal, the difference comes entirely from your own money, on top of taxes and fees, which are also unfinanceable. Around 77% of expat buyers overbid, averaging 7.6% over asking.
What is NHG and is it worth it?
The national mortgage guarantee, available up to a purchase cost of €470,000 in 2026. It costs a one-off 0.4% of the loan and typically buys a rate discount plus protection if you must sell at a loss after life events. For eligible purchases it usually pays for itself.
Buying in Spain instead? Try the Spain buying-costs calculator.