7 things to look for when buying a house in the Netherlands
Buying a home in the Netherlands can be an exciting step, especially for expats planning a long-term stay. In recent years, renewed confidence in the housing market and favorable mortgage conditions have encouraged many internationals to consider purchasing property.
That said, competition remains high and housing shortages persist, particularly in larger cities such as Amsterdam. Property prices also continue to rise in certain regions, making preparation and informed decision-making more important than ever.
Buying property abroad is rarely straightforward. Each country has its own legal framework, financial rules, and market dynamics. To help you navigate the Dutch housing market with confidence, here are seven expert considerations for expats buying a home in the Netherlands.
1. Determine your budget
Your first step should be to speak with a mortgage advisor. While online mortgage calculators can provide a rough estimate of how much you might be able to borrow, they rarely take into account the specific rules that apply to expats.
Some factors — such as contract type, residence status, or foreign income — can significantly affect borrowing capacity. A qualified financial or mortgage advisor can help you define a realistic budget and explain what price range is achievable in your situation. Many advisors offer an initial consultation at no cost.
Transfer Your Property Deposit to the Netherlands with Wise
When buying a home in the Netherlands, expats often need to transfer large sums from abroad for deposits or down payments. Wise uses the mid-market exchange rate with transparent fees, which can help reduce costs compared to traditional banks when making large international transfers related to property purchases.
2. Do your research: check the house prices
Location remains one of the most important factors in Dutch real estate, but it’s equally important not to rush into a purchase that may prove to be poor value over time.
Before making an offer, research historical sale prices in the area. This helps you understand whether the asking price is reasonable and how values have changed over time.
You can consult the Dutch Land Register, operated by Kadaster, to see previous sale prices of a property and compare recent transactions within the same postcode. Access typically costs between €1.50 and €2.40 per search, but it can provide valuable insight into local market trends.
3. Employ a buying agent
In a competitive market, working with a buying agent can give you a significant advantage. While estate agents in the Netherlands traditionally represent the seller, a buying agent works exclusively in your interest.
Buying agents often have access to properties before they are publicly listed on platforms such as Funda, which can be crucial in high-demand areas.
A dedicated buying agent can advise on pricing, assess a property’s true value, and support negotiations. If you’re unsure where to start, realtor comparison services can help you evaluate agents and find a suitable match.
Before appointing an agent, check that they are affiliated with a recognized professional body such as NVM, which represents a large share of property transactions in the Netherlands.
4. Look a little closer during house viewings
It’s easy to be distracted by décor, furnishings, or staging during a viewing. However, it’s important to focus on the property’s condition rather than its presentation.
Check taps, light switches, windows, and doors. Look carefully for signs of damp, mold, or poor ventilation — particularly in bathrooms, basements, and attics. Examine ceilings, walls, and foundations where possible, as structural issues can be costly to repair.
Also keep in mind that fixtures, appliances, and furnishings are not automatically included in the purchase price. If certain items are important to you, your agent can help negotiate their inclusion as part of your offer.
5. Survey the house
Older homes in the Netherlands may contain asbestos or other hidden issues. While government efforts aim to reduce asbestos-related risks, it remains a concern in some properties.
A valuation survey arranged by your mortgage lender focuses on market value rather than structural condition. For this reason, a separate technical inspection is strongly recommended, particularly for older or poorly maintained homes.
The depth of inspection required depends on the property’s age and condition. Specialized inspection companies can carry out detailed surveys, and your buying agent can advise on which type of inspection is appropriate before you commit to a purchase.
6. Insure your new home
Homeownership in the Netherlands comes with several insurance considerations. In addition to personal coverage such as life, disability, or unemployment insurance, homeowners should arrange appropriate property-related policies.
Common policies include homeowners’ insurance, home contents insurance, and liability insurance. Well-known Dutch insurers offering these products include:
- a.s.r.
- Centraal Beheer
- FBTO
Comparing policies through a reliable comparison platform can help you find suitable coverage at a competitive price.
7. Take care of your mortgage
Many expats rely on specialist mortgage advisors when purchasing property in the Netherlands. Expat-focused advisors are familiar with international income structures and residency rules, making the process smoother.
Well-known expat-friendly advisors include:
- Expat Mortgages
- Independent Expat Finance
Once your mortgage is in place, it’s wise to review it periodically. Changes in your personal circumstances, financial situation, or market conditions may mean that refinancing or adjusting your mortgage could be beneficial in the long term.