Buying a house in the Netherlands as an expat may feel complex, especially if you’re unfamiliar with the local housing system. This guide outlines the key steps, professionals involved, and what to expect during the process.
1. Define your budget & mortgage possibilities
Before searching for a home, determine your budget and check your mortgage eligibility. A Dutch mortgage advisor (hypotheekadviseur) can help assess your options based on your income, contract type, and residency status. A pre-approval strengthens your position when making an offer.
2. Work with a Real Estate Agent (Makelaar)
An agent familiar with the expat market can guide you through local procedures, negotiate on your behalf, and provide market insight. The seller’s agent represents the seller — hiring your own agent ensures your interests are protected.
3. Search and view properties
Your agent will help you identify suitable properties and schedule viewings. Keep in mind key factors like location, commute, nearby schools, leasehold (erfpacht) vs. freehold, and the condition of the property.
4. Make an offer
Offers typically include:
• The purchase price
• Conditions (e.g. financing or technical inspection)
• Preferred transfer date
Bids are not legally binding until the purchase contract is signed.
5. Sign the purchase agreement (Koopakte)
Once your offer is accepted, the notary or seller’s agent prepares the contract. After signing, there is a 3-day cooling-off period in which you can cancel the deal without penalty.
6. Arrange a technical inspection and finalize your mortgage
Organize a structural inspection if included as a condition. Your mortgage advisor submits required documents for approval. In most cases, an independent property valuation is also required.
7. Final transfer at the notary
The notary prepares the deed of transfer and mortgage deed. On the agreed date, all parties sign the documents. After registration with the Land Registry (Kadaster), the property officially becomes yours.
8. Receive the keys
Once the transfer is complete, you receive the keys and can move into your new home.
