If you’re searching for a home in the Netherlands, newly built houses are becoming an increasingly attractive option, especially in areas where older properties are in short supply. Here’s a breakdown of what expats should understand about buying new build homes.
What makes new builds different
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Lower or no transfer tax
One big advantage: you may not pay property transfer tax (overdrachtsbelasting) when buying a newly built home. This can be a serious saving.
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Sales process & selection
New build homes aren’t always sold in the usual order. Sometimes there’s a lottery, other times the developer picks buyers. You might need to show proof of finances or submit a “mortgage letter” early in the process, confirming what you can borrow.
Key contracts, costs & guarantees
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Preliminary contract (Koop‑Aannemingsovereenkomst)
Before construction starts, you’ll usually sign this contract with the developer/builder. It contains details on price, timelines, and what finishes (meer‑ en minderwerk) you can choose at extra cost.
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Guarantees & protection
Make sure the builder is part of a guarantee scheme like SWK, Woningborg, or Bouwgarant. These protect you especially if the builder runs into financial trouble during construction.
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Clauses to watch out for
Developers sometimes include clauses that allow them to pass rising construction costs on to buyers. Always read the fine print.
Paying before moving in
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Once the land is officially transferred to the developer, your mortgage typically becomes active.
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Your payments often go into a construction account, which is used to pay the builder in phases.
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Interest on both the mortgage and that account can play a role — at first they may balance out, but as the project moves forward, the financial dynamics change.
Energy efficiency & long-term quality
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High energy labels → New builds often have excellent insulation, modern heating systems, and sometimes even solar panels. Many come with an A+ energy label or better.
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Fewer major renovations needed → As everything is built to modern standards, you’ll usually have less maintenance and fewer surprises (foundation, roof, plumbing, etc.) in the early years.
Timing & trade-offs
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If you can wait, investing in a new build might be worth it. Construction and finishing can take time, and moving in might happen later than hoped.
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But the wait often brings dividends: better energy efficiency, newer technology, warranties, and less hassle upfront.
What expats should be ready for
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Be sure to speak to a mortgage advisor early, know your borrowing capacity and savings needed before registering interest.
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Plan for extra costs (upgrades, finishes, permit delays).
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Keep an eye on energy labels, guarantee schemes, and the developer’s reputation.
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Make sure you understand all contractual stipulations well ahead of time — nothing surprises you when the build is underway.
