Why the costs usually need savings
The normal mortgage cannot exceed 100% of the appraised market value. If the agreed price is higher than the valuation, the gap also comes from cash. Acquisition and financing costs therefore sit alongside any down payment rather than disappearing into the headline mortgage maximum.
Keep three totals: cash needed before transfer, amounts settled by the notary, and costs that may later reduce taxable income. Tax deductibility does not remove the need to pay the invoice first.
Official basis: Rijksoverheid — maximum borrowing and property-value cap, Belastingdienst — purchase-cost overview
Transfer tax can be the largest purchase cost
A buyer aged 18 to 34 at transfer can use the starter exemption in 2026 when the home value is no more than €555,000, the home will be the main residence, and that buyer has not used the exemption before. The test applies to each buyer separately and tax follows each ownership share.
An owner-occupier who does not qualify for the exemption normally pays 2%. From 2026, a buyer who will not use the home as a main residence generally pays 8% for a dwelling. Other real estate can fall under the 10.4% general rate.
Official basis: Rijksoverheid — 2026 starter transfer-tax exemption
The notary bill combines the notary's work and third-party charges
The notary prepares the deed of transfer and, when there is a mortgage, the mortgage deed. The notary also performs checks, coordinates the funds, and registers the deeds with the Kadaster.
Notaris.nl currently gives an around-€1,300 including VAT indication for the mortgage deed and deed of transfer together, while stressing that offices set their own prices and extra work costs more. Compare itemised quotes rather than only the headline fee.
- Deed of transfer and related searches
- Mortgage deed
- Kadaster registration and search charges
- Identity, source-of-funds, interpreter, power-of-attorney, or rush-work extras where applicable
Official basis: Notaris.nl — costs payable by a buyer, Notaris.nl — transfer at the notary, Kadaster — 2026 consumer tariffs
Valuation, advice, inspection, guarantee, and apartment charges add up
A mortgage valuation supports the lender's market-value cap. Mortgage advice and mediation cover the financing recommendation and application. A technical inspection answers a different question: the condition and likely repair needs of the property.
A purchase agreement may require a 10% deposit or bank guarantee. A guarantee fee is a cost; the guarantee amount itself is security, not an extra purchase price. Apartment buyers can also see VvE transfer administration and pro-rata service-cost adjustments on or around the final settlement.
Official basis: Rijksoverheid — costs when buying a home, Notaris.nl — purchase agreement and security
Financing costs and acquisition costs have different tax treatment
The Belastingdienst allows a one-time deduction for qualifying costs of arranging the owner-occupied-home loan. Costs of acquiring the property itself are generally not deductible. Only the part related to the qualifying eigenwoningschuld can be deducted.
| Cost | Normally deductible? |
|---|---|
| Mortgage advice and mediation | Yes, for the qualifying home loan |
| Mortgage deed and its Kadaster registration | Yes |
| Valuation required for the loan | Yes |
| NHG application fee | Yes |
| Deed of transfer and its Kadaster registration | No |
| Transfer tax | No |
| Buyer's agent | No |
| Bank guarantee for the deposit | No |
| Technical inspection | Depends on whether it was required for the loan or NHG |
Official basis: Belastingdienst — deductible costs for a first owner-occupied home, Belastingdienst — purchase-cost overview
From the source journey
Real amounts from one anonymised 2026 apartment purchase file
Drive documents and Gmail invoices were reconciled so provisional and final settlement versions were not counted twice. Names, address, employer, lender, salary, purchase price, and mortgage amount were excluded.
- The mortgage valuation invoice was €630 including VAT.
- A VvE-related transfer-administration invoice was €151.25 including VAT.
- The final settlement contained a €96.52 pro-rata VvE adjustment; this was a reconciliation item, not another annual fee.
These figures show the shape of real costs, not market averages or quotes. Notary, adviser, inspection, agent, and guarantee prices vary by provider and case.
Common questions
How much are notary costs when buying a house in the Netherlands?
Notaris.nl gives an indication of around €1,300 including VAT for the standard mortgage and transfer deeds together, but notaries set their own prices and searches or special work can add cost.
What is the starter transfer-tax exemption limit in 2026?
The home value must be no more than €555,000. Each buyer must also be 18 to 34 at transfer, use the home as a main residence, and not have used the exemption before.
Can I include buying costs in the mortgage?
The normal mortgage is capped at 100% of appraised value, so acquisition and financing costs usually require savings. A valuation below the agreed price creates an additional cash gap.
Which Dutch mortgage costs are tax-deductible?
Qualifying mortgage advice, mortgage-deed and Kadaster costs, loan valuation, and NHG fee can generally be deducted for the qualifying owner-occupied-home debt. Transfer tax, transfer-deed costs, buyer-agent fees, and a bank-guarantee fee generally cannot.
Official sources
Rules and limits were checked on 22 July 2026. The calculator rules stop after 31 December 2026 until reviewed.
- Rijksoverheid — maximum borrowing and property-value cap
- Rijksoverheid — 2026 starter transfer-tax exemption
- Notaris.nl — costs payable by a buyer
- Notaris.nl — transfer at the notary
- Kadaster — 2026 consumer tariffs
- Rijksoverheid — costs when buying a home
- Notaris.nl — purchase agreement and security
- Belastingdienst — deductible costs for a first owner-occupied home
- Belastingdienst — purchase-cost overview