Which mortgage fees are tax-deductible in the Netherlands?

Buying a home in the Netherlands involves several fees and costs — but the good news is that many of them are tax-deductible. From notary and advisory fees to NHG application costs, these deductions can significantly reduce your total expenses when purchasing a property. This article, written by Luc our mortgage advisor at OHAO and explains which fees you can deduct in 2026 and how much you could save through Dutch tax benefits.

The following fees are tax-deductible in the Neherlands:

When you buy a property in the Netherlands, you incur various fees—such as notary fees, mortgage advice fees, and valuation report fees. Some of these closing costs are tax-deductible, and in 2026, you can get back up to 37.48% through tax deductions.

• Valuation report: often required by mortgage providers to ensure the property is worth the purchase price.

• Mortgage advisory fees: fees paid to your mortgage advisor for their services.

• Mortgage deed ( notary fees): fees for drafting your mortgage deed.

• NHG application fees: if you purchase a home with a NHG, the one-off fee (0.4% of the mortgage amount in 2026 and 2027) is tax deductible. Read more about NHG costs and what the guarantee saves you.

• Mortgage offer extension: if your mortgage offer expires and you need to extend it, the additional fee is also tax-deductible.

If you are planning to purchase a new-build property, the following fees are tax deductible:

• If you buy a new-build property, you can deduct the construction interest paid after signing the purchase or building contract. You can also deduct administrative costs and any lost interest related to managing the construction deposit fund. For more information, contact our mortgage advisors.

For example

Let’s say you incur the following expenses when purchasing a property:

• Notary fees for the mortgage deed: €1,000

• Mortgage advisory and brokerage fees: €2,495

• Mortgage appraisal fee: €800

• National Mortgage Guarantee (NHG) one-time fee: €1,600 (for a property priced at €400,000)

• Total deductible fees: €5,895

You may be able to deduct these fees at a tax rate of up to 37.48%, which means you could get back approximately €2,207 on your tax return. However, the exact amount of your benefit depends on your annual income and tax situation. For personalized information and calculations, please contact our team.

Which fees are not tax-deductible in the Netherlands?

However, not all fees can be deducted when purchasing a property. Some fees, are excluded from tax deductions. Here are the following fees:

• Brokerage fees related to purchasing your home, including real estate agent fees.

• Transfer tax which is 2% in the Netherlands.

• You cannot deduct notary fees for the deed of sale, but you can deduct fees for preparing the mortgage deed.

• Interest on construction costs incurred before signing the preliminary sales agreement (applicable only for new builds) is not deductible.

The yearly municipal taxes on your home are not deductible either. They are based on the WOZ value; read more about Dutch property tax and what it costs per year.

Mortgage interest deduction – one of the key Dutch mortgage benefits

• When you buy a home in the Netherlands, you can receive a tax benefit on the mortgage interest paid. This tax benefit allows homeowners to deduct the interest from their taxable income, reducing the overall income tax they pay.

• The Dutch government introduced this tax relief to encourage homeownership.

• You can claim the mortgage interest deduction for up to 30 years on the interest paid for your primary residence. This deduction applies only to the interest portion of your mortgage repayments, not the principal repayment.

• You can benefit from the mortgage interest deduction in two ways: by receiving your tax benefit monthly or once a year (annually). For more information, contact our team of mortgage advisors. We can help you calculate your mortgage costs, including your tax benefits.