Buying a home in the Netherlands, via Livio

Dutch words you will meet. We keep them, and explain them.

Your contract, your notary and your mortgage advisor all use these terms. Livio doesn't translate them away, because you'll need to recognize them.

bedenktijd · 3-day cooling-off period notaris · civil-law notary who transfers ownership taxatie · official valuation for your mortgage ontbindende voorwaarden · conditions that let you cancel overdrachtsbelasting · transfer tax bouwkundige keuring · building inspection VvE · owners' association (apartments)

Why this exists

Buying here is different when you didn't grow up here.

Dutch buyers lean on parents, friends and a shared vocabulary. As an international, you're doing the biggest purchase of your life without that safety net.

Deadlines are legal, and in Dutch

Miss the end of your ontbindende voorwaarden and you can lose 10% of the purchase price. Livio puts every legal date on your timeline and explains what it means.

The system is unfamiliar

Notary, valuation, transfer tax, owners' associations. Not harder than home, just different. You get each step explained before it happens, not after.

Your network is new here

You have colleagues and expat groups, but the good local trades travel by Dutch word-of-mouth built over years. Livio pre-sorts vetted local partners who are used to working in English.

How Noa works

A fixed guide. On WhatsApp. In English.

Noa is a combination of people and smart technology: one fixed point of contact who writes at your pace, at the moment it matters.

Nothing to download

Noa messages you on the WhatsApp number you already use. Nothing new to learn.

At the right moment

No notification flood. One message when there's something to do, one when you hit a milestone.

A briefing before you go

Notary appointment? Kitchen showroom? Noa sends you the questions to ask and the pitfalls to avoid, before you walk in.

Finances: your renovation budget in Livio

Planning Finances

Noa

online

What do I bring to the notary tomorrow?16:02

Your passport or ID and your IBAN for the transfer. Nothing else, the documents are already with them.16:04

And which mortgage is best for us?16:05

That's a decision for your mortgage advisor, I don't give advice on it. Want me to explain the difference between fixed and variable rates, so you can ask better questions?16:06

Message

Noa knows her limits. For advice on mortgages, deeds and taxes she points you to your advisor, notary or tax specialist.

Your path

From accepted offer to key handover.

Four moments every buyer passes through. In your own Livio, each one unfolds into the tasks that apply to your situation.

Offer accepted.

The purchase agreement, your cooling-off period, and collecting documents for your mortgage advisor.

What Noa does: watches your deadlines, schedules the building inspection, and lines up your documents.

Milestone: sign the purchase agreement

Financing & paperwork.

The heaviest phase, paper-wise. We track which documents your advisor needs and when, so nothing slips.

What Noa does: monitors your financing deadline and messages you before it becomes urgent.

Milestone: sign your mortgage offer

Getting ready.

Insurance sorted, your renovation plan takes shape, and the practical side of the move gets lined up on time.

What Noa does: pre-sorts quotes per category and reminds you what to arrange before it becomes urgent.

Milestone: your renovation plan is ready

Key day.

The preparations are done. Today: final walk-through of your new house, signature at the notary, keys in hand.

What Noa does: a morning checklist for the final inspection, the notary's statement checked before you transfer the money, and a small celebration when you're done.

Milestone: key handover

Behind these four moments sit 40+ tasks. You only ever see the ones that apply to your situation.

New in the Netherlands? Your path automatically adds the steps internationals run into: BSN and DigiD if you don't have them yet, residence-permit documents for non-EU buyers, and a sworn interpreter for the signing at the notary if you need one. Extra documents lenders ask from international buyers get lined up early, and advisor topics like the 30% ruling are flagged to your mortgage advisor, who decides what's possible. Same app, tuned to your situation.

2% kitchen cashback

Your new kitchen, partly on us.

Order your kitchen through a Livio partner and 2% of the invoice is paid straight back to your own bank account. Real money, not store credit or points.

Available to pilot participants in the Eindhoven region. No minimum, no small print. Paid out after your kitchen is installed.

2% cashback

Hastelweg 214Eindhoven

Livio

Paid out

Your bank accountToday

Livio · kitchen cashback

Transfer received

+ € 400

Supermarket

Yesterday

− € 62,10

€ 20,000

Your kitchen

→

Cashback

→

€ 400

On your bank account

Independent & safe

Your data. Your business.

Stored encrypted

On European servers. Nobody at Livio reads along.

Never sold

No ad networks, no data deals. Period.

We match on situation

Not on who pays us most. That doesn't exist here.

Partners never see your budget

A kitchen maker gets your wishes, not what you can afford to spend.

How Livio makes money, in one sentence: Livio is free for buyers; when you choose to buy through one of our partners, the partner pays us a commission. That commission never changes your price and never changes which partners we show you first.

Pilot · Eindhoven area

During the pilot, free.

We know exactly what we do for you between offer and keys. What we don't know yet is what it's worth to you in time and peace of mind. We find that out best together with the people going through it.

What you get

✓The full journey, up to and including your key handover
✓Noa on WhatsApp, in English, throughout
✓2% cashback on your kitchen invoice via our partners

What we ask back

One 30-minute call at the end of your journey, in English, about what helped and what didn't. Along the way, Noa occasionally asks a short question on WhatsApp, answer when it suits you. As a pilot participant you finish your journey on the terms you started with.

FAQ

Questions.

Do I need to speak Dutch?

No. Livio and Noa work fully in English. We do keep the Dutch terms you'll encounter on contracts (bedenktijd, notaris, taxatie) and explain each one, because you'll need to recognize them when they appear.

Does this replace my mortgage advisor?

No, and it never will. Your mortgage advisor handles your financing; your notary handles the legal transfer. Livio organizes everything around them: deadlines, documents, insurance, energy, your renovation. For mortgage advice Noa always points you to your advisor.

Is it really free?

During the pilot, yes, completely. Livio earns a commission from partners when you choose to buy through them. That never changes your price. If you already have your own contractor or kitchen supplier, everything else works exactly the same.

I'm not an EU citizen. Does this work for me?

Yes. If you indicate you're new in the Netherlands or a non-EU national, your path adds the relevant steps: BSN, DigiD, and the documents lenders ask from non-EU buyers. We organize the steps; for immigration or tax advice we point you to the right specialist.

What happens with my data?

Stored encrypted on European servers, never sold, never shared with partners beyond your specific request. Partners never see your budget. You can ask for deletion at any time.