Buying property in the Netherlands as a foreigner: 2026

The Netherlands places no nationality or residence restrictions on buying a home. The difficulty is not the law but the market: competitive bidding, a mortgage system built around Dutch residents, and rent rules that changed sharply in 2024 and 2026. This guide covers the market, the steps of a purchase, the costs and the rules for letting, as of October 2026.

Market snapshot

According to Statistics Netherlands (CBS), prices of existing homes in August 2026 were 3.3% higher than a year earlier, after a rise of 3.9% in July, and the average transaction price was about 503,500 euro, above 500,000 euro for the second month in a row. Around 18,900 existing homes were sold in the month, almost 3% fewer than a year earlier. The year-on-year increase has been slowing almost continuously since late 2024, but the average is still high. Our news item Dutch home price growth slows to 3.3% in August 2026 has the details. Prices differ strongly between Amsterdam, Utrecht and Rotterdam and smaller cities; we did not find verified current per-city figures, so ask an agent for recent sales in the exact street. The official figures are on the CBS website.

Who can buy

Anyone can, whether resident or not, EU citizen or not. There is no permit and no residence requirement. What differs by status is financing: most Dutch lenders expect a Dutch income and registration, so a non-resident usually buys with own funds or with financing arranged in the home country (see mortgages for non-residents and EU versus non-EU property). Owning a home gives no residence permit; residence is a separate procedure with the immigration service (IND).

How a purchase runs

• Search and viewing: an agent (makelaar) represents the seller; you may hire your own buyer's agent (aankoopmakelaar).
• Bidding: popular homes in the big cities often sell above the asking price, sometimes after several rounds. Set your ceiling before you bid and do not stretch it.
• Purchase agreement: after the bid is accepted you sign a koopovereenkomst. A financing condition (ontbindende voorwaarde) is normal for buyers with a mortgage; cash buyers often cannot use it, so check what you are waiving.
• Cooling-off period: for a consumer buying a home there is a statutory three-day right to cancel after you receive the signed contract, and you do not need to give a reason.
• Deposit: usually 10% of the price, paid to the notary's account or covered by a bank guarantee within about three weeks.
• Notary: the buyer chooses the notary, who prepares the deed of transfer, checks the Land Registry (Kadaster) and carries out the money-laundering checks required by law.
• Transfer: you sign the deed at the notary, pay the balance and the taxes, and the notary registers it with the Kadaster. Keys follow.

Remote signing and powers of attorney are possible with a notary, but only with a lawyer you chose and checked; see buying property abroad remotely and notary or lawyer: who do you need.

Costs and taxes at purchase

• Transfer tax (overdrachtsbelasting) 2026: 2% for a home the buyer will live in as the main residence; 8% for other dwellings, including investment homes, holiday homes and homes for children, which was cut from 10.4% on 1 January 2026; 10.4% for other real estate. The rate in force on the date of transfer at the notary applies.
• Starter exemption: buyers aged 18 to 35 who will live in the home can be exempt up to a market value of 555,000 euro in 2026; above that limit there is no exemption at all.
• Notary and Land Registry: a guide site quotes roughly 1,000 to 2,500 euro for the notary and 100 to 200 euro for the Kadaster; ask for a written quote.
• Valuation, building survey, buyer's agent and mortgage advice add to this; a total of 2% to 5% on top of the tax is a common planning range, but your case may differ.
• NHG: the National Mortgage Guarantee limit is 470,000 euro in 2026 (about 498,200 with energy-saving measures), with a premium of 0.4% of the mortgage. It applies only to owner-occupied homes bought with a mortgage.

The rules and exemptions are explained by the Dutch tax authority; confirm the owner-occupation condition and its deadline with your notary before you rely on the 2% rate.

Taxes while you own

• Municipal taxes (OZB) and water-board charges are based on the WOZ value of the property.
• A non-resident owner of Dutch property is generally taxed in the Netherlands, in a system that assumes a deemed return on the net value (the so-called Box 3), not on actual rent; the rates and calculation have changed several times, so ask a Dutch tax adviser.
• Your country of residence may also tax Dutch property or rent; see double taxation treaties and tax on foreign rental income.

Renting out: the rules changed

Since 1 July 2024 the Affordable Rent Act (Wet betaalbare huur) extends regulated maximum rents to the mid-segment. For new contracts from 1 January 2026, a dwelling with 144 to 186 points in the housing valuation system and rent between about 933 and 1,228 euro per month falls under the regulated mid-rent; above 186 points or about 1,228 euro the free sector applies. Letting at the free-sector level is possible only if the home scores more than 186 points; the points system decides, not the market. See the official rent limits.

Some cities limit investors. Amsterdam has a self-occupation duty for lower-priced homes (reported as WOZ value up to 512,000 euro, with a ban on letting for the first four years), and other cities have or plan similar rules. Check the municipal rules before you buy a home to let. Returns are thinner as a result; see rental yield in Europe.

Erfpacht, owners' associations and other risks

• Erfpacht: in some areas, notably parts of Amsterdam, the land belongs to the municipality and you own a leasehold. Ask for the leasehold terms, the annual fee (canon), the end date and the conversion or buy-out options before you bid.
• Owners' association (VvE): for a flat, ask for the minutes, the annual accounts, the maintenance plan and the reserve fund, and the monthly contribution.
• Condition: older houses can have foundation or damp problems; commission a building survey. Check the energy label.
• Overpaying in a bidding war and waiving the financing condition without having the funds.
• Remote scams and fake listings; see property scams abroad.

For Russian-speaking buyers and expats

Many of our readers live in Poland, Germany, the Baltics or elsewhere in the EU and hold Russian, Belarusian, Ukrainian, Kazakh or EU passports. Prepare a passport, proof of address, and a documented source of funds; Dutch notaries and banks apply anti-money-laundering rules and will ask where the money comes from. Holders of some passports, especially Russian and Belarusian, should expect more questions at banks and should not try to avoid them: keep transfers traceable, from your own account in your own name, consistent with your tax returns, and never use a third party to move funds (see bank checks for Russian citizens living in the EU). Foreign documents may need an apostille and a sworn translation (documents from Russia and the CIS). The larger Dutch cities have Russian-speaking lawyers, agents and communities, but we cannot recommend specific ones here; see Russian-speaking communities and services by country.

FAQ

Can a foreigner buy property in the Netherlands? Yes, residents and non-residents alike, with no permit. Do I get a residence permit by buying? No, residence is a separate procedure. What is the transfer tax? In 2026 it is 2% for your own main home, 8% for investment and second homes and 10.4% for other real estate. Can I cancel after signing? There is a three-day statutory cooling-off period for a consumer buying a home, and after that you may lose the deposit. Can a non-resident get a Dutch mortgage? It is reported to be difficult; many buy with own funds. Is erfpacht a problem? Not necessarily, but you must read the terms and the price of the fee before bidding.

How we help

We are a trilingual platform (English, Russian, Polish) that finds properties and coordinates independent local lawyers, notaries and tax advisers in the Netherlands. We cannot promise results. Browse the current listings in the Netherlands and run your numbers in the calculators. This text is informational and is not legal, tax or investment advice; verify the current rules for your situation.