Selling property in the Netherlands: Complete guide 2025
Selling property can already feel stressful. Doing so in another country can add an extra layer of complexity, especially when you’re dealing with unfamiliar rules, legal requirements, and language barriers.
Whether you’re a resident or selling from abroad, disposing of a home in the Netherlands is a structured process that becomes far more manageable once you understand the steps involved. This complete guide walks you through everything you need to know about selling property in the Netherlands in 2025, from legal obligations and timelines to taxes and international money transfers.
We also highlight considerations that are particularly relevant for expats, including how to transfer sale proceeds overseas and how services such as Wise can help simplify cross-border payments.
Table of contents
- Key takeaways
- Legal requirements for selling property in the Netherlands
- How to sell your house in the Netherlands: Step-by-step guide
- Tax implications and responsibilities for property sellers
- International considerations for cross-border property sales
- How much does it cost to sell a house in the Netherlands? Cost breakdown
- How long does it take to sell a house in the Netherlands?
- Tips and best practices for successful property sales
- Conclusion
- Frequently asked questions (FAQ)
- Useful resources
Key takeaways
- Understand the legal requirements for selling a home in the Netherlands and prepare the necessary documents in advance
- Improve your chances of a smooth and timely sale through proper pricing, good preparation, and a professional listing
- Budget for costs such as agent fees, certificates, and inspections
- Simplify the process by working with qualified local professionals, including estate agents, notaries, and tax advisors
- Once the sale is completed and all obligations are settled, you can transfer the proceeds to your bank account — for international transfers, services such as Wise offer fast, transparent transfers at the mid-market exchange rate
Legal requirements for selling property in the Netherlands
Selling a property in the Netherlands involves a number of legal responsibilities. These include providing accurate information about the property, supplying official documentation, and completing the transfer through a notary. If you’re unsure about any part of the process, seeking guidance from a property lawyer or housing specialist can help avoid delays or disputes.
A key obligation is the duty of disclosure. As the seller, you are required to inform the buyer of any known defects or issues with the property, including hidden problems. These are often documented in a building inspection report, which outlines the condition of the home.
A Dutch notary (notaris) is also required to complete the transfer of ownership. While the buyer usually chooses the notary, they typically handle drafting the transfer deed and may also assist with preparing the sale agreement.
What documents are needed to sell a property in the Netherlands?
You will usually need the following documents:
- Property title deed (akte van eigendom): proof that you legally own the property
- Cadastral extract (kadastraal uittreksel): official details about the property, such as boundaries and size
- Energy performance certificate (EPC): mandatory for most homes
- Valid identification: such as a passport or ID card
If the property still has a mortgage, details of any outstanding loan must also be provided.
Optional but helpful documents include a building inspection report and a maintenance overview showing repairs and improvements made over time.
How to sell your house in the Netherlands: Step-by-step guide
Selling a home in the Netherlands follows a clearly defined process. Below is a step-by-step overview.
Step 1 – Get professional help and start the market analysis
Before listing your property, consider whether any minor improvements could increase its appeal. Renovations are not mandatory, but well-judged upgrades can positively affect both value and buyer interest. Always balance costs against expected returns.
Next, research the market to determine a realistic asking price. You can review national housing data from De Nederlandsche Bank or banks such as ABN AMRO, and compare similar listings on platforms like Funda.
Pricing depends on factors such as:
- Location
- Property type
- Size and layout
- Age and condition
- Energy efficiency
Most sellers choose to work with a real estate agent (verkoopmakelaar). Although not required by law, agents manage pricing, marketing, negotiations, and paperwork. Choose one registered with professional bodies such as NVM, VBO, or Vastgoedpro.
Alternatively, you can commission an independent valuation from a certified appraiser (taxateur).
Step 2 – Preparing documentation and advertising your property
Collect all required documents early. If anything is missing, you can contact:
- Kadaster for cadastral records
- A Dutch notary via Notaristarieven for ownership documents
- An energy label advisor through EP-Online
At the same time, prepare your marketing strategy. In addition to agent listings, properties are commonly advertised on:
- Funda (via an agent)
- Huislijn
- Huispedia
Effective marketing includes:
- A clear and appealing description
- Professional photographs
- A detailed floor plan
- Information about the neighbourhood and amenities
Agents typically handle this, but private sellers should ensure listings are accurate and professional.
Step 3 – Managing viewings, receiving and evaluating offers
Once listed, potential buyers will request viewings. These are usually organised by the agent, though sellers may attend if they wish.
Offers are typically made in writing and may be below the asking price. You are free to accept, reject, or negotiate. Once an offer is accepted, the buyer usually arranges financing. A deposit of around 10% of the purchase price is commonly requested and held by the notary.
Step 4 – Contract exchange and legal completion
The sales agreement (koopovereenkomst) is signed next. This document outlines the agreed price, conditions, included items, and responsibilities of both parties.
After signing, the buyer has a three-day cooling-off period during which they may withdraw without penalty. Once this period expires, the agreement becomes binding, subject to any conditions.
Step 5 – Settlement and fund transfer
On completion day at the notary’s office:
- The transfer deed (akte van levering) is signed
- Ownership is registered with the Kadaster
- The remaining balance is paid
- Keys are handed over
- Final utility readings are taken
If there is an outstanding mortgage, it is repaid from the sale proceeds before the remainder is released to you.
Tax implications and responsibilities for property sellers
The Netherlands does not levy capital gains tax on private home sales. However, tax treatment depends on whether the property is your main residence.
Properties that are second homes or investment properties fall under Box 3 (wealth tax) rules. This applies to both residents and non-residents, although non-residents do not benefit from the tax-free allowance.
Inheritance tax may apply if the sale proceeds form part of an estate. Rates depend on the beneficiary’s relationship to the deceased.
Because international sales can trigger tax obligations in more than one country, consulting a tax advisor is strongly recommended.
International considerations for cross-border property sales
If you plan to transfer proceeds abroad, expect additional compliance checks. Banks and transfer providers may require proof of identity and source of funds, such as the property transfer deed.
International transfers can be expensive due to hidden fees and exchange-rate markups. Comparing providers carefully can help you retain more of your money.
Services like Wise use the mid-market exchange rate with transparent fees, which can make a significant difference for large transfers.
How much does it cost to sell a house in the Netherlands? Cost breakdown
Common selling costs include:
- Agent commission: typically 1–2% of the sale price (+ 21% VAT)
- Legal and professional fees: often limited for sellers, unless cancelling a mortgage
- Marketing costs: photography, listings, valuations
- Mandatory certificates: EPC (€200–400)
- Optional inspections: €300–800
- Preparation costs: cleaning, repairs, staging
How long does it take to sell a house in the Netherlands?
Timeframes vary widely. Once a buyer is secured, legal completion usually takes 8–12 weeks. Overall sale time depends on pricing, demand, property type, and administrative factors.
Tips and best practices for successful property sales
- Research the market thoroughly
- Seek professional advice early
- Invest in high-quality marketing
- Advertise across multiple channels
- Keep detailed financial records
- Manage currency risk if selling internationally
Conclusion
Selling a house in the Netherlands can feel complex, particularly for expats or non-residents. With the right preparation and professional support, however, the process is straightforward and predictable.
Beyond the legal transfer, remember to plan for what comes next. If you need to move proceeds abroad, using a reliable transfer service such as Wise can help reduce costs, improve transparency, and speed up access to your funds.