Buying a house in the Netherlands: from first idea to keys

You do not have to work it all out at once. Before you make an offer you settle your budget, what you want from a home, and your conditions. Once it is accepted, the purchase contract, the mortgage and the transfer all come together. The dates in your agreement then decide what has to be ready when.

1. Settle your budget

Your maximum mortgage is an upper limit. Which monthly payment sits comfortably alongside your other spending is for you to decide. Before you start looking seriously, put four amounts on paper:

• what you can borrow at most
• how much of your savings is available
• which monthly payment you want to carry
• which buffer you want to keep after the purchase

Have your mortgage adviser confirm your personal loan amount.

In an ordinary situation a mortgage covers at most the value of the home. Any difference between your mortgage and the purchase price you pay from your own money. The purchase costs come on top. Whether you get the first-time buyer exemption makes a difference to those costs. Your maximum mortgage explains how your income and the value of the home cap your loan.

2. Decide what you need

Separate requirements from wishes. Budget, bedrooms and travel time can be requirements. A kitchen island or an extra study is probably a wish.

Look at the neighbourhood at different times. Drive the route to work, see where you would park and walk down the street again later. Look into the plans for the area as well. That brings daily life in that place into your choice.

3. Research the house

At a viewing, walk through the rooms first and see whether the layout suits you. Then use the viewing checklist for the maintenance, the defects, the energy label and any ground lease. In an apartment, ask for the VvE documents as well.

Have the parts you doubt investigated. Decide in good time whether you need a structural survey.

4. Justify your offer

Compare recent sales against the characteristics of the house. Write down your value estimate, your financing room and your personal maximum separately. Those amounts do not have to be the same. The difference between them helps you decide what you want to pay for this house.

Then choose your offer and your conditions. Discuss the financing, the survey, the transfer date and the items left behind.

5. Check the purchase agreement

Put the purchase agreement next to your offer. Look up your arrangements and read the clauses. Check as well when, and with which documents, you can invoke ontbindende voorwaarden.

If you fail to meet your obligations, the seller can serve a formal notice of default under the purchase agreement. Under the model you then have eight days to perform after all. A penalty can follow. On dissolution that is 10% of the purchase price in many agreements.

Keep the message you receive the signed agreement with. That sets the start of your cooling-off period.

6. Plan the financing and the security

After acceptance, ask your mortgage adviser which documents are still missing and schedule the valuation. If you are having a survey done, agree when you will receive the report. Where you agreed a survey condition, you need it before the end date to be able to use the outcome for that.

Arrange the deposit or bank guarantee and choose the notaris in good time. The full order is in offer accepted, what now.

7. Prepare for the transfer

Check the payment instructions and the settlement statement. Before you sign, walk through the house with the final inspection checklist.

At the notaris you sign the deed of transfer and, where needed, the mortgage deed. Once the deed of transfer is registered at the Land Registry you are the owner. After that come the move and the first weeks.

Frequently asked questions