Buy a house in breda
Even after living in the Netherlands for a while, buying a house can feel overwhelming. Holland Expat Center organizes webinar/workshops such as ‘Buying a house in The Netherlands’ to cover the important basic steps of this process. Find events here. We recommend you do your own research to find the most up-to-date information.
If renting is not your preferred option, buying a property is considered a good financial investment. You can search for rental properties online or through a real estate agent (makelaar) to help you with the search. Read more below
Finding a house can be fun, but it can also turn into a frustrating process. Nearly all homes are listed online these days, so you can search online using various housing sites. You can also employ a real estate agent (makelaar) to help with the search. Make sure any agent you choose is a member of NVM (The Dutch Organization of Real Estate Agents and Appraisers). Some real estate agencies (makelaardij) also offer notification services if they have a home for sale matching your criteria (i.e. price, location, number of bedrooms, etc.)
Once you find the perfect house, you can put an offer directly with the selling agent, or with your own buyers’ agent. If your offer is accepted, you’ll have to sign a contract that will include some key clauses.
Most contracts will specify a time period for obtaining a mortgage (usually between 4 and 6 weeks). Usually the contract is contingent on you qualifying for a specific amount. You can also request, as part of your offer, to inspect the house for structural issues.
Along with the contract, you will receive a disclosure about the property indicating what is included/excluded in the sale and if any issues are already known. Read this disclosure carefully!
Unless paying cash is an option, most homebuyers will need to take out a mortgage (hypotheek). You can talk to advisors or use online calculators for free to estimate how much you will qualify for, and estimate the costs needed to complete a sale. Below we’ve listed a quick breakdown of the costs you will need to consider
- The sale price of the home. This is the amount you will need to cover in cash and financing.
- Agent fee (makelaarscourtage): 1-2% of the sale price OR a flat rate (typically 1000-2000 euros). The agent will help you find a home, make an offer and complete the sale.
- Notary fees (550-800 euros for the title deed and 550-800 euros for the mortgage deed): a Notaris is the legal entity responsible for writing up the title transfer deed (leveringsakte) and the mortgage deed (hypotheekakte). If you don’t speak fluent Dutch, you’ll have to pay an extra fee to have an interpreter present when you sign the documents at the notary.
- Structural inspection survey: 350-500 euros. If you choose to do a structural survey of the home, the inspector will provide you with a report showing estimated repair costs and the current condition of the home. This is paid before closing the sale.
- Assessment/WOZ Valuation (taxatierapport): about 0.2% of the sale price. Before a sale is complete, the property must be assessed (valuation) for the WOZ tax. This assessment is also used by the mortgage lender. You can get financing up to the assessed value, but not more (unless you are renovating).
- Deposit / Bank guarantee – Contracts typically stipulate that you must put down 10% of sale price as a good-faith deposit. Alternatively, you can pay (usually 250-300 euros) for the bank to pay the deposit from the approved mortgage amount.
- Title transfer tax (overdrachtsbelasting): 2%. Almost all of the other fees are tax deductible but not this one. However, starting in 2021, this tax will be waived for first-time buyers under the age of 35.
- If Dutch is not your fluent language, you must employ an interpreter at closing. They can charge from 275-350 euros + VAT.
- Mortgage Advice / Origination (Hypotheekadvies / Hypotheekakte) – 2500-3500 euros
- Independent accounting for self-employed people. If you are self-employed (ZZP), you will need to pay for an independent accountant to review your finances. This is done by one of four certified entities. They all charge the same rates. 225 + VAT for a one-man operation (eenmanszaak).
- Chamber of Commerce excerpt (KvK uittreksel), if you are self-employed. You can get this document digitally from the KvK for 7.50 euros.
- NHG national mortgage guarantee: 0.7% fee (of the mortgaged amount, not sale price) – An NHG guaranteed loan can get better interest rates, and also covers the difference if you must sell at a loss.
- Werkgeversverklaring: a statement from your employer confirming your employment and salary. Your mortgage advisor can provide a form.
- Loonstrook: a recent pay stub from your employer
- KvK uittreksel: a document confirming the registration of your own business with the Chamber of Commerce (if you’re self-employed).