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: 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: 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.

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 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: 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: 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: At the same time, prepare your marketing strategy. In addition to agent listings, properties are commonly advertised on: Effective marketing includes: 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: 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: 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 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