Buy a house
BUYING A HOUSE IN BREDA
Buying a house in the Netherlands can feel overwhelming, especially if you are new to the country. The process, rules, and costs may be different from what you are used to.
If renting is not your preferred option, buying a property in the Netherlands can be a good long term investment.
Finding a house can be exciting, but it can also be challenging. Most homes in the Netherlands are listed online, so searching online is usually the first step. You can also work with a real estate agent (makelaar) to help you find a suitable property.
When choosing a real estate agent, make sure they are a member of NVM (the Dutch Association of Real Estate Agents and Appraisers). Some agencies also offer notification services, which alert you when a home becomes available that matches your preferences, such as price, location, or number of bedrooms.
Once you find a house you like, you can make an offer either directly through the selling agent or with the help of your own buyer’s agent. If your offer is accepted, you will be asked to sign a purchase contract that includes several important clauses.
Most contracts include a period to arrange your mortgage, usually between four and six weeks. The contract is often conditional on obtaining financing for a specific amount. You can also include a structural inspection as part of your offer, to check the condition of the property.
Together with the contract, you will receive a property disclosure. This document explains what is included or excluded from the sale and whether any known issues exist. Read this information carefully before signing.
General costs to consider
Unless you are able to pay in cash, most homebuyers in the Netherlands will need a mortgage (hypotheek). You can speak with a mortgage advisor or use online calculators to get an estimate of how much you can borrow and what costs to expect.
Below is an overview of the main costs involved when buying a house in Breda:
Purchase and professional fees
- Purchase price of the home: The agreed sale price. This amount must be covered by your own funds and financing.
- Real estate agent fee (makelaarscourtage): Usually 1–2% of the sale price, or a fixed fee (typically €1,000–€2,000). The agent helps you find a home, make an offer, and complete the purchase.
- Notary fees: Around €550–€800 for the title deed (leveringsakte) and €550–€800 for the mortgage deed (hypotheekakte). The notary (notaris) is responsible for the legal transfer of ownership and the mortgage registration.
- Translator: If you do not speak fluent Dutch, an interpreter is required and comes at an extra cost of €275-300 + VAT.
Inspections and valuations
- Structural inspection (bouwkundige keuring): Approximately €350–€500. A structural survey provides an overview of the condition of the property and estimated repair costs. This is paid before completion.
- Property valuation (taxatierapport): About 0.2% of the purchase price. This valuation is required for the mortgage and for WOZ tax purposes. Financing is usually limited to the assessed value, unless you are renovating.
Deposit and transfer tax
- Deposit or bank guarantee: Contracts usually require a 10% deposit of the purchase price. Instead of paying this amount yourself, you can arrange a bank guarantee (typically €250–€300), allowing the bank to cover the deposit.
- Transfer tax (overdrachtsbelasting): 2% of the purchase price. Most other purchase costs are tax‑deductible, but this tax is not. From 2021, this tax is waived for first‑time buyers under the age of 35.
Mortgage‑related costs
- Mortgage advice and arrangement (hypotheekadvies / hypotheekakte): Approximately €2,500–€3,500 for mortgage advice and setup.
- NHG (National Mortgage Guarantee): A 0.7% fee based on the mortgage amount (not the purchase price). An NHG mortgage may offer lower interest rates and provides protection if you need to sell at a loss.
Costs for self‑employed buyers
If you are self‑employed (zelfstandigen zonder personeel / ZZP), additional costs apply:
- Independent financial assessment: €225 + VAT for a sole trader (eenmanszaak). This assessment must be done by one of four certified organisations, all charging the same rate.
- Chamber of Commerce extract (KvK uittreksel): Available digitally for €7.50.
Documents you may need
In addition to copies of your ID, tax returns, and bank statements, you may be asked to provide:
- Werkgeversverklaring – a statement from your employer confirming your salary and employment
- Loonstrook – a recent payslip
- KvK uittreksel – proof of business registration (if self‑employed)
Additional support
Once you are ready to choose a real estate agent or mortgage advisor, you can consult the list of trusted partners who work with internationals via Holland Expat Center South.