Buying an apartment for the first time in the Netherlands can be confusing in the beginning. You've probably heard about a lot of procedures, documents, taxes, mortgage rules and people around you talking about things like notaries, VvE, overbidding… and suddenly you feel lost and without clear information.

BUT NO WORRIES.

This is exactly why we are writing this article, so you can understand not only the entire process of buying an apartment in the Netherlands, but also learn details that not everyone knows and that can actually save you time and money.

Let's start from the basics.

In this article
  1. The two main ways to buy an apartment in the Netherlands
  2. Step-by-step process
  3. Costs of buying an apartment in the Netherlands
  4. Important Dutch apartment-specific factors (VvE & erfpacht)
  5. Things first-time buyers often don't know
  6. Advantages of using a buying agent
  7. FAQ

The two main ways to buy an apartment in the Netherlands

When buying an apartment in the Netherlands for the first time, you basically have two major options:

1. Buying through the open market

This is the option most people know.

It works similarly to renting in the Netherlands. You go to major platforms, request a viewing, bring your documents, and if selected, you can view the property.

The downside?

If you are a first-time buyer or an expat unfamiliar with the Dutch property system, this can feel overwhelming very quickly.

2. Buying with an agent (including off-market apartments)

The second option is working with a buying agent (aankoopmakelaar).

Yes, they guide you through the entire process, but that's not even the biggest advantage.

The biggest advantage is access to off-market apartments.

Off-market means:

This can mean: less bidding pressure, a faster process, a better negotiation position and potential cost savings.

Now that you understand the two routes, let's go step by step through the actual process of buying an apartment in the Netherlands.

Step-by-step process of buying an apartment in the Netherlands

Step 1, Are you eligible as an expat?

Good news: there are no restrictions for expats to buy property in the Netherlands.

However, eligibility for a mortgage depends on:

If you have a permanent contract, the mortgage process is usually more straightforward. If you are self-employed, banks typically require 2–3 years of income history. If you have the 30% ruling, this can positively influence how much you are allowed to borrow.

This is why speaking with a mortgage advisor early is crucial, especially if you are researching buying property in the Netherlands as an expat.

Step 2, Understand how much you can borrow

Before viewing apartments seriously, you need clarity on your numbers. Understanding your mortgage in the Netherlands for expats or locals is a fundamental part of buying an apartment.

In the Netherlands, you usually finance up to 100% of the property value, but buyer costs must be paid from your own savings.

A mortgage advisor will help you calculate maximum borrowing capacity, interest rates, monthly costs and long-term financial impact.

If you are under 35 and buying your first home, you may qualify for a transfer tax exemption (under certain conditions). This can significantly reduce your upfront costs.

Step 3, Choose market or off-market strategy

Now you decide your approach: search publicly and compete, or work with an agent and access additional inventory. This strategic decision affects your timeline, stress level and potential overbidding risk.

Step 4, Choose the right location

Location is not just about preference. Important things to check:

Some municipalities have restrictions if you plan to rent the apartment later. Always check this before buying, as it can directly affect your strategy when buying an apartment in the Netherlands as an investment.

Step 5, Viewings

If you are working alone, getting a viewing in competitive cities can be difficult. If you are working with an agent, viewings are usually scheduled quickly and strategically.

Step 6, Market analysis & negotiation

You found an apartment you like. Now comes the serious part. Before making an offer, analyse:

Very important checks:

Reframed key negotiation considerations:

Step 7, Sign the purchase agreement (koopakte)

Once your offer is accepted, you sign the purchase agreement (koopakte).

Important:

After the cooling-off period ends and conditions are met, the agreement becomes legally binding.

Step 8, Final mortgage approval

Your mortgage advisor coordinates with the bank. Required documents may include:

Step 9, Notary & key handover

The final step takes place at the notary. You sign:

Once signed, the apartment is officially yours.

Costs of buying an apartment in the Netherlands

Besides the purchase price, you should consider the following categories of costs:

Additionally, keep in mind ongoing or situation-specific costs such as:

As a general rule, extra buyer costs are normally around 10% of the purchase price. Having this buffer in savings is important when planning your purchase.

Important Dutch apartment-specific factors

VvE (owners' association)

When you buy an apartment, you join the VvE. This means shared responsibility for the building, monthly maintenance fees, and joint decisions.

Check that the VvE is financially healthy, has a reserve fund, and clear regulations to avoid future problems.

Leasehold (erfpacht)

In some cities (especially Amsterdam), the land may not be owned but leased. This means you pay annual or periodic lease fees and conditions may change in the future. Always verify the leasehold conditions before buying.

Things first-time buyers often don't know

Each of these topics can significantly affect your decision, and we cover them in more detail in separate guides.

Advantages of using a buying agent

Especially as a first-time buyer or expat, having someone experienced guiding you can reduce stress and financial risk.

For a full breakdown of what a buying agent does, what they cost, and how to choose one, read our complete guide.

Looking for an agent? If you are considering buying an apartment in the Netherlands for the first time and want guidance through the entire process, from mortgage preparation to key handover · HQ Housing can support you and even offer exclusive off-market apartments. We focus on clarity, transparency and helping expats and first-time buyers navigate the Dutch property system with confidence. Start your search.

FAQ

Can expats buy an apartment in the Netherlands?
Yes. There are no legal restrictions for expats buying property in the Netherlands. However, mortgage approval depends on your income, contract type, residency status, and whether you benefit from the 30% ruling.
How much savings do I need when buying an apartment in the Netherlands?
Besides the purchase price, you must cover buyer costs such as transfer tax, notary fees, valuation and advisory costs. As a general rule, extra costs are around 10% of the purchase price.
What is the 3-day cooling-off period in the Netherlands?
After signing the purchase agreement (koopakte), buyers have three days to cancel the contract without penalties.
What is a VvE when buying an apartment?
The VvE (owners' association) manages the building's maintenance and finances. When buying an apartment, you automatically become a member and pay monthly contributions.
Is it better to buy with a real estate agent in the Netherlands?
A buying agent can provide access to off-market properties, help with negotiations, reduce overbidding risk, and guide you through the legal process, especially valuable for first-time buyers and expats.