"Kosten koper" (k.k.), literally "buyer's costs," is a phrase you'll see attached to nearly every property listing in the Netherlands. It signals that the closing costs on top of the purchase price are the buyer's responsibility, not baked into the advertised price. Understanding what's actually included helps you budget accurately instead of being surprised at the notary's office.
Transfer tax (overdrachtsbelasting)
As of 2026, the standard transfer tax rate for a home you'll live in as your main residence is 2% of the purchase price. If you're buying a property you won't live in yourself — an investment or second home — the rate is 8%.
There's a starter exemption: if you're between 18 and 35 years old at the time of the notarial transfer, buying your first home, the property is valued under €555,000 (the 2026 threshold), and you'll live there as your main residence, you may qualify to pay 0% transfer tax. The exemption is one-time only and applies per buyer.
Notary fees
A civil-law notary is legally required to handle the transfer of ownership and, if you're financing the purchase, the mortgage deed. Fees vary by firm and region, so it's worth comparing quotes.
Kadaster registration
Registering the property transfer with the Kadaster, the Dutch land registry, involves a modest fixed fee — typically €100 to €180 per deed.
Optional but commonly recommended costs
A buying agent (aankoopmakelaar) helps with viewings, valuation, and bid strategy — particularly useful for expats unfamiliar with Dutch bidding norms. A building inspection is worth it for older properties, and most mortgage lenders will require a valuation report regardless.
Rough budget ranges
As a general planning guide for 2026: total buyer closing costs for a main residence purchase typically fall somewhere between 4% and 7% of the purchase price, depending on which optional services you use. If you qualify for the starter exemption and skip optional services, costs can be as low as roughly 1–2%. For a non-primary-residence purchase, budget closer to 10–13%.
Why this matters for your mortgage
Most Dutch mortgage lenders will not finance kosten koper costs as part of the mortgage itself — you typically need this amount available in cash, separate from your down payment. Budgeting for this early avoids a scramble to find funds after your offer is accepted.