How much savings do you need to buy a home in the Netherlands (updated 2026)

Buying a home is still one of the biggest financial decisions you can make, and it takes careful planning, especially when it comes to your savings. While lenders may cover up to 100% of a home’s market value, you still need to budget for extra costs that aren’t included in the mortgage, like taxes, valuation reports, notary fees, or others.

With high demand and frequent overbidding in many areas, more buyers are wondering: How much do I really need to save to buy a home in the Netherlands?

This guide, written by Toni, our mortgage advisor, offers a clear overview of how much you need to save to close a mortgage in 2026.

How Dutch mortgages work: LTI and LTV

To understand how much you can borrow — and therefore how much savings you will need — it’s important to know how Dutch mortgage lenders calculate your borrowing capacity. In the Netherlands, two rules determine your maximum mortgage:

• Loan-to-Income (LTI): this is the maximum mortgage amount your income can support. Mortgage lenders look at your salary, allowances, bonuses, partner income, debts, student loans, and overall financial commitments to calculate what you can afford monthly.

• Loan-to-Value (LTV): this determines the maximum mortgage based on the property’s market value, usually established through a valuation report (taxatie). In 2026, the maximum LTV remains 100%, meaning you cannot borrow more than the home is worth.

Mortgage lenders always want to make sure you can handle the financial burden and are able to pay your mortgage debt

How much savings do you need in 2026?

As a rule of thumb, buyers should plan to save 4% to 6% of the purchase price. This amount is necessary to cover costs and services that cannot be financed through your mortgage, such as transfer tax, real estate agent fees, and valuation reports.

These fees can vary significantly depending on factors like whether your agent charges a fixed fee or a percentage of the purchase price, and whether a transfer fee applies.

For a clear, personalized mortgage estimate, please contact our mortgage advisors.

Understanding your mortgage closing fees

When you purchase a home in the Nethetlands, you need to pay the following fees:

Transfer tax

• Standard rate: 2% of the purchase price.

• However, if a buyer aged 18–35 is purchasing their first home valued under €525,000, the transfer tax is 0%.

  This exemption threshold for first-time buyers will increase — the value limit is expected to rise to around €555,000 as of January 1, 2026.

Notary fees

• Notary fees for the deed of ownership and the mortgage deed typically range from €1,500 to €2,000. The exact amount depends on the region where you plan to purchase, and fees can vary by several hundred euros in either direction.

Real estate agent (makelaars) fees

When buying a home in the Netherlands, many buyers choose to work with a real estate agent — especially in competitive regions where bidding strategies and market knowledge make a real difference. The real estage agent fees in 2026 generally fall into two categories:

• A fixed fee (starting from approx. €2,500–€5,500*):
  Many agents offer an all-inclusive package for a fixed amount. These packages typically include property search support, arranging viewings, negotiating offers, reviewing documents, and guiding you through the purchase process. Some all-inclusive services start at around €5,000*, depending on the region and level of support.

Disclaimer: agent fees can vary and may exceed the ranges shown here. Prices depend on market conditions, regional demand, and the specific service level offered. As the housing market continues to change, buyers should always request an up-to-date quote from the agent before proceeding.

• A commission-based fee (1%–2% of the purchase price): Other agents charge a percentage of the final purchase price. This can result in higher or lower fees depending on the home’s value.

At OHAO , we connect you with reliable agents who offer both fixed prices and percentage-based fees, so you can pick the option that fits your budget and what you're comfortable with.

Valuation report

• A valuation report shows the home's official market value and is required by all mortgage lenders in the Netherlands. For existing properties, this report usually costs between €450 and €900, depending on the appraiser and the location.

Technical inspection

• A technical inspection is not mandatory, but it is strongly recommended, especially for older homes. It gives you a clear picture of the property’s condition and helps predict any repairs or maintenance you may need in the coming years. This inspection typically costs between €250 and €600 and can help protect you from unexpected, expensive surprises after you move in.

NHG costs

Choosing a mortgage with NHG gives you a valuable safety net: if you hit serious financial trouble — such as job loss, disability, or divorce — NHG can help by preventing or reducing the remainder debt. For many borrowers, this means lower interest rates and greater peace of mind.

• To qualify for NHG in 2025, the purchase price (including renovations if added) must be at or below about €450,000.

• From 1 January 2026, the NHG cost limit rises to €470,000, or up to €498,200 if you include energy-saving measures.

• The one-time NHG premium remains at 0.4% of the mortgage amount.

OHAO mortgage advice & brokerage

At OHAO mortgage brokerage, we serve both Dutch clients and expats and offer a clear, first-time homebuyer package for €2,495. This fee is tax-deductible in Box 1 as it qualifies as a mortgage-advisory cost related to financing your main residence. can expect to get a potential tax benefit can be estimated as: ≈ €935 (37.56%)

10% deposit or bank guarantee

If you cannot pay the 10% deposit yourself, a bank guarantee can be arranged for a one-time fee (around 1% of the deposit amount).

For a home costing €400,000, the required deposit is:

• 10% of €400,000 = €40,000

If you don’t have €40,000 in savings, your mortgage advisor can arrange a bank guarantee. This means the bank pays the deposit on your behalf, charging you a one-time fee of about €400.

For example: how much savings do you need for a €525,000 home

Below we show a realistic breakdown of the costs for purchasing a €525,000 property without NHG (because the home exceeds the NHG limits for both 2025 and 2026).

Transfer tax (based on age)

• Buyers aged 35 and above:
  Transfer tax is 2% of the purchase price
  → 2% × €525,000 = €10,500

• Buyers aged 18–35:
  Transfer tax is 0%, if this is your first home and the property value is below the 2026 exemption limit (expected around €555,000).

Other required costs

• Notary fees (ownership + mortgage deed): approx. €1,800

• Buying agent (fixed or commission-based): approx. €5,500

• Valuation report: approx. €550

• Technical inspection (optional, recommended): €350

• Mortgage advice & mediation (OHAO fee): €2,495, tax-deductible in Box 1

For a €525,000 home, you need €21,195 in savings if the 2% transfer tax applies (age 35+), or €10,695 if you qualify for the 0% first-time buyer exemption (age 18–35).

Buying with a partner: how savings are needed

Buying with a partner allows you to borrow more together, but it doesn’t change the total amount of savings required. Couples can split costs equally or based on income and resources, and there is no legal rule requiring a 50/50 split—what matters is that the full amount is covered, regardless of who pays what. Buying together can make the process easier, especially when it comes to affordability and borrowing capacity.

Savings required for new-build homes

Buying a new-build home works differently from buying an existing property. While buyers avoid certain costs—such as transfer tax and notary fees for the purchase deed—they will need to cover other expenses. These may include construction interest (bouwrente) and a variety of upgrade options, such as enhanced kitchens, bathrooms, flooring, and other finishing work that isn’t included in the standard delivery.

In most cases, new-build buyers should expect to save around 2%–4% of the purchase price, not including any optional upgrades.

Other costs to consider include:

• No transfer tax.

• Notary fees only for the mortgage deed.

• Additional work such as bathroom, kitchen, flooring, and interior finishings.

• OHAO mortgage advisory fee of €2,795, which is tax-deductible in Box 1.

If you want to know more about financing options, see our new-build mortgage.