What are buyer’s costs?

For an existing home the listing usually says ‘k.k.’: kosten koper, buyer’s costs. You then pay the extra costs on top of the purchase price. You cannot include them in the mortgage, because a mortgage may in principle not exceed the value of the home. So you pay them from your own savings.

  • Transfer tax: 2% of the price if you will live in the home yourself. For a home you will not live in, it is 8%.
  • Notary: for the deed of transfer and the mortgage deed.
  • Valuation: the lender wants to know what the home is worth.
  • Mortgage advice and arrangement: researching, applying for and arranging your mortgage.
  • NHG: 0.4% of the mortgage, if you choose the National Mortgage Guarantee.
  • Possibly a bank guarantee or deposit, a buying agent and a building survey.

Figures for this year

2%
transfer tax on a home you live in
€555,000
starter exemption limit 2026
0.4%
one-off NHG guarantee fee

Calculate your buyer’s costs

Enter the price and your mortgage. Notary, valuation and advice costs are averages; your own quotes may differ.

€450,000
€450,000 (100%)

Buyer’s costs, approx.

€16,250

Own savings needed: €16,250. Buyer’s costs cannot be included in the mortgage.

  • Transfer tax€9,000
  • Notary: deed of transfer€900
  • Notary: mortgage deed€750
  • Valuation€800
  • Advice and arrangement€3,000
  • NHG guarantee fee€1,800

Deductible: €6,350. That gives back approx. €2,385 through your tax return.

Starter exemption: no transfer tax

Are you under 35 and buying a home for the first time to live in yourself? Then you pay no transfer tax, as long as the home costs no more than €555,000 (2026). You can use the exemption once. If the home costs more, you pay the normal 2% on the full price.

Buying together? The tax authorities look at each person separately. If one of you is 35 or older, that person pays transfer tax on their share.

New builds: vrij op naam

New builds usually say ‘v.o.n.’: vrij op naam, costs included. The notary’s fee for the transfer is in the price and you pay no transfer tax (VAT is included instead). You still pay the costs of the mortgage, such as advice, the mortgage deed and NHG if applicable.

Frequently asked questions

How much of my own money do I need?

At least the buyer’s costs, plus the difference if the price is higher than your mortgage. For an existing home, count on roughly 3 to 5% of the price, and less with the starter exemption.

What is a bank guarantee?

After signing the purchase contract you usually have to deposit 10% of the price as security. Instead, your bank can guarantee that amount. That costs a one-off fee of about 1% of the guaranteed amount and is deductible.

When do I pay the buyer’s costs?

At the notary, on the day of transfer. The notary sends a statement with all amounts beforehand. Advice and valuation costs are usually paid earlier.

This explanation is general and not personal advice. The calculators give an indication based on the main rules; no rights can be derived from the outcome.