When buying a home in the Netherlands, many expats focus mainly on the purchase price of the property. However, the amount you offer for the house is not the only cost to take into account. In many cases, buyers also need to pay additional costs on top of the purchase price. In Dutch, these costs are called “kosten koper”, often shortened to “k.k.”

For internationals, this term can be confusing because it is specific to the Dutch housing market. Understanding buyer’s costs early in the process is important, as they can affect how much savings you need before buying a home.

What does “kosten koper” mean?

“Kosten koper” means buyer’s costs. It refers to the additional costs paid by the buyer when purchasing an existing property in the Netherlands. These costs are not included in the purchase price of the home itself.

For example, if a property is listed for €400,000 k.k., the €400,000 is the purchase price of the home. The buyer then also needs to pay the additional costs related to the purchase process.

Buyer’s costs are normally applicable when purchasing an existing home. They are different from your monthly mortgage payment and should be seen as upfront costs.

What is included in buyer’s costs?

Buyer’s costs can include several expenses, including transfer tax, known in Dutch as overdrachtsbelasting. In 2026, buyers who purchase a home to live in themselves usually pay 2% transfer tax. However, many internationals are not aware that first-time buyers under the age of 35 may be exempt from this tax under specific conditions, provided the home value is below €555,000 in 2026.

Another important buyer’s cost is the notary. The notary prepares the legal documents needed to transfer ownership of the property. Without this step, the home cannot officially be transferred to the buyer. If you take out a mortgage, the notary also prepares the mortgage deed. This document officially registers the mortgage on the property and gives the lender security for the loan.

There may also be additional costs, such as valuation costs, mortgage advice costs, cadastral registration costs, NHG costs if applicable, and costs for a buying agent. A valuation is an official assessment of the property’s value, often required for the mortgage. Cadastral registration costs relate to registering ownership with the Dutch land registry, the Kadaster. NHG stands for Nationale Hypotheek Garantie, a mortgage guarantee scheme that may apply in certain situations. The exact costs differ per buyer and depend on the property, the mortgage, and the professional support used.

How much are buyer’s costs in the Netherlands?

The total amount of buyer’s costs can differ per situation. As a general guideline, buyers often need to take into account around 4% to 6% of the purchase price. For example, if you buy a home for €400,000, buyer’s costs could roughly be between €16,000 and €24,000. This is only an indication, because the final amount depends on transfer tax, notary fees, mortgage advice, valuation, and professional support.

This is why it is important not to look only at the purchase price of the property. The total amount you need available can be higher than expected if you do not include buyer’s costs in your budget.

Can buyer’s costs be included in the mortgage?

In most cases, buyer’s costs cannot be fully included in the mortgage. In the Netherlands, you can usually finance up to 100% of the property value with a mortgage. This means that additional costs above the property value usually need to be paid from your own savings.

This is important for expats, because in some countries it may be more common to include additional purchasing costs in the mortgage. In the Netherlands, buyers usually need their own funds to cover these costs.

Before starting your property search, it is smart to speak with a mortgage advisor and understand how much you can borrow, how much savings you need, and what total budget is realistic.

Kosten koper vs vrij op naam

When looking at Dutch property listings, you may see either “k.k.” or “v.o.n.” after the asking price.

“Kosten koper” is usually used for existing homes. It means the buyer pays the additional costs related to the transfer of ownership.

“Vrij op naam”, often shortened to “v.o.n.”, is the term used with new-build properties. In that case, certain transfer-related costs are already included in the purchase price or do not apply in the same way. This does not mean new-build homes have no extra costs at all. Buyers may still need to consider mortgage advice, construction interest, or finishing costs.

Why buyer’s costs matter for expats

For expats, buyer’s costs are important because they directly affect the amount of savings needed to buy a home in the Netherlands. A property may seem affordable based on the mortgage amount, but the additional costs can still be a significant part of the total budget.

Understanding these costs early helps prevent surprises later in the process. It also helps you compare properties more realistically and make better decisions about your budget.

Conclusion

“Kosten koper” refers to the additional costs buyers pay when purchasing an existing home in the Netherlands. These costs can include transfer tax, notary fees, valuation costs, mortgage advice, and other expenses connected to the purchase.

For expats, understanding buyer’s costs is essential because these costs often need to be paid from personal savings and can affect the total budget needed to buy a home.

At Xpat Housing Solutions, we help internationals understand the Dutch buying process, including the costs involved, so our clients can make informed decisions with confidence and clarity.

When buying a home in the Netherlands, many expats focus only on the purchase price of the property. However, the amount you offer for the house is not the only cost you need to consider. In many cases, buyers also need to pay additional costs on top of the purchase price. These are known in Dutch as “kosten koper”, often shortened to “k.k.” 

For internationals, this term can be confusing because it is specific to the Dutch housing market. Understanding buyer’s costs is important, because these costs can affect how much savings you need before buying a home. 

What does “kosten koper” mean?

“Kosten koper” means buyer’s costs. It refers to the additional costs that the buyer pays when purchasing an existing property in the Netherlands. These costs are not included in the purchase price of the home itself. 

If a property is listed for €400,000 k.k., the €400,000 is the purchase price of the home. The buyer then also needs to pay additional costs related to the purchase process. 

Buyer’s costs are normally applicable when purchasing an existing home. They are different from your monthly mortgage payment and should be seen as upfront costs. 

What is included in buyer’s costs?

Buyer’s costs can include several expenses, including transfer tax, known in Dutch as overdrachtsbelasting. In 2026, buyers who purchase a home to live in themselves usually pay 2% transfer tax. However, many internationals are not aware that first-time buyers under the age of 35 may be exempt from this tax under specific conditions, provided the home value is below €555,000 in 2026.

Another important buyer’s cost is the notary. The notary prepares the legal documents needed to transfer ownership of the property. Without this step, the home cannot officially be transferred to the buyer. If you take out a mortgage, the notary also prepares the mortgage deed. This document officially registers the mortgage on the property and gives the lender security for the loan.

There may also be additional costs, such as valuation costs, mortgage advice costs, cadastral registration costs, NHG costs if applicable, and costs for a buying agent. A valuation is an official assessment of the property’s value, often required for the mortgage. Cadastral registration costs relate to registering ownership with the Dutch land registry, the Kadaster. NHG stands for Nationale Hypotheek Garantie, a mortgage guarantee scheme that may apply in certain situations. Not every buyer has the same costs, because this depends on the property, mortgage, and professional support used. 

How much are buyer’s costs in the Netherlands?

The total amount of buyer’s costs can differ per situation. As a general guideline, buyers often need to take into account around 4% to 6% of the purchase price. 

For example, if you buy a home for €400,000, buyer’s costs could roughly be between €16,000 and €24,000. This is only an indication, because the final amount depends on transfer tax, notary fees, mortgage advice, valuation, and professional support. 

This is why it is important not to look only at the purchase price of the property. The total amount you need available can be higher than expected if you do not include buyer’s costs in your budget. 

Can buyer’s costs be included in the mortgage?

In most cases, buyer’s costs cannot be fully included in the mortgage. In the Netherlands, you can usually finance up to 100% of the property value with a mortgage. This means that additional costs above the property value need to be paid from your own savings.  

This is important for expats, because in some countries it may be more common to include additional purchasing costs in the mortgage. In the Netherlands, buyers usually need their own funds to cover these costs. 

Before starting your property search, it is smart to speak with a mortgage advisor and understand how much you can borrow, how much savings you need, and what total budget is realistic. 

Kosten koper vs vrij op naam

When looking at Dutch property listings, you may see either “k.k.” or “v.o.n.” after the asking price. 

“Kosten koper” is usually used for existing homes. It means the buyer pays the additional costs related to the transfer of ownership. 

“Vrij op naam”, often shortened to “v.o.n.”, is the term used with new-build properties. In that case, certain transfer-related costs are already included in the purchase price or do not apply in the same way. This does not mean new-build homes have no extra costs at all. Buyers may still need to consider mortgage advice, construction interest, or finishing costs. 

Why buyer’s costs matter for expats

For expats, buyer’s costs are important because they directly affect the amount of savings needed to buy a home in the Netherlands. A property may seem affordable based on the mortgage amount, but the additional costs can still be a significant part of the total budget. 

Understanding these costs early helps prevent surprises later in the process. It also helps you compare properties more realistically and make better decisions about your budget. 

Conclusion

“Kosten koper” refers to the additional costs buyers pay when purchasing an existing home in the Netherlands. These costs can include transfer tax, notary fees, valuation costs, mortgage advice, and other expenses connected to the purchase. 

For expats, understanding buyer’s costs is essential because these costs often need to be paid from personal savings and can affect the total budget needed to buy a home. 

At Xpat Housing Solutions, we help internationals understand the Dutch buying process, including the costs involved, so they can make informed decisions with confidence and clarity.