FAQ AMSTERDAM

We are currently accepting projects for Amsterdam real estate searches

How do you search for a property in Amsterdam?

You can search local papers, online (e.g., Jaap, Funda, AMS Woont for new builds), visit local agencies, or work with us! We take the guesswork out and specialize in connecting you with trusted brokers to help navigate the local real estate scene.

How does buying an apartment differ in Amsterdam?

You have two options when purchasing apartments in Amsterdam: leasehold (erfpacht) or freehold (eigen grond). Leasehold (erfpacht) means that you do not have ownership of the land, but you have the right to use the land. Usually, this is paid in advance for a duration of time. Once this time is up, there is an annual fee. Freehold (eigen grond) means you have full ownership of the land, but it is not actually very common in Amsterdam.

How does the purchasing process work in the Netherlands?

Once you find a property you’re very interested in, you can request copies of the inspection reports. After reviewing these documents carefully, an offer is made. Once you submit an offer, the seller can either accept or reject it. It’s common practice that the seller comes back with a counteroffer. In Amsterdam there are usually multiple bidders for one property as it’s very competitive. Similar to the US, a bidding war is possible.

If the offer is accepted, there is a preliminary contract (koopakte) prepared by a notary (notaris) which must be signed by both parties. Once this preliminary contract is signed, a deposit of 10% is required. If you can't provide a 10% deposit, you'll need to obtain a bank guarantee for that amount. A bank guarantee typically costs about 1% of the guarantee amount. Another thing to note is that the buyer has a three day cooling-off period (wettelijke bedenktijd) to withdraw without any penalty if there is a change of heart.

The next step after signing the preliminary contract is the closing period which takes an average of 6 - 10 weeks. During this period, the buyer needs to obtain the financing and the buyer’s notary (notaris) will take care of all the title, legal, and administrative paperwork. Once this period is over, the final purchase agreement is signed. 

What is a notaris and what do they do?

Dutch law requires that property sales are prepared and signed by a notaris. A notaris is a public legal official similar to a lawyer, who takes care of the sale and property transfers, and in theory, should have your best interests at heart. Notaris are free to set their own fees.

Here are a few examples of their responsibilities:

  • Verifies that all the information on the title and registry documents match that of the property

  • Register all deeds at the land registry (kadaster). This includes the deed of conveyance (leveringsakte) and the mortgage deed (hypotheekakte). All necessary papers will be drawn up by the notary, such as a deed of transfer.

  • Identity verification of buyers and sellers, ensuring a legitimate transaction

  • Verifies there are no other mortgages, liens, etc. other than what is already mentioned

  • Verifies that the down payment and financing is correct and enough to cover the purchase price completely

  • Judicial transfer of ownership of the property is done on the day of the transfer mentioned in the purchase deal, and takes place at the office of the notaris

Most—if not all—documents will be in Dutch. We work with bilingual notaris who can answer your all questions. Official translations can be purchased online, though they are quite expensive.

Can I apply for a mortgage in the Netherlands as a non-citizen?

Yes, but only if you are a resident of the Netherlands. Though rare, there may be some exceptions depending on your situation. Banks can lend up to 5x your salary, or up to 100% of the property price. Those who are self-employed need to provide statements proving 3 years of income as well as future potential earnings. We can connect you to brokers who specialize in working with expats.

What if I just want to buy a property strictly for renting?

For properties purchased solely for renting, you can apply for a commercial loan up to 70% of the property purchase cost. For loan applications, the banks focus more on your assets and potential rental income rather than your overall income. Interest rates are typically higher and the purchase can require investing 30%-50% of the purchase itself. For this type of property, landlords are technically not allowed to live in their own rentals.

What are the notaris’ fees and other closing costs?

The fees can vary depending on the price of the property and on the amount of the mortgage. We recommend contacting more than one notary in order to compare fees, which can sometimes be negotiable. Closing costs can vary between 4% - 8%.

Costs include but are not limited to:

  • Agency fee (Makelaarscourtage): 1% - 2% (This is separate from Chez Jöne’s consulting fee)

  • Bank guarantee (Bankgarantie waarborgsom): 10%

  • Deemed rental value (Eigenwoningforfait): 0% - 0.6% of the official listed value (WOZ) which is determined by the government

  • Transfer tax (Overdrachtsbelasting): 2% of purchase price

  • National Mortgage Guarantee (NHG): 1% of total mortgage loan (for purchase prices that do not exceed €310,000)

  • Valuation (Taxatierapport): €400 - €700

  • Transfer contract (De leveringsakte): €450 - €1,000

  • Costs for land registry and public registers: €77 - €126

  • Mortgage consults (Hypotheekadvies): €1,500 - €3,500

  • Mortgage deed (Hypotheekakte): €450 - €1,000

  • Deemed rental value (Eigenwoningforfait): 0% - 0.6% of the WOZ value (determined by the government)

  • Cohabitation agreement (if required): €200 – €600 for couples/partners

What are the property taxes?

Property owner tax for residences: 0.0428% of the official listed value (WOZ).

Property owner tax for business properties: 0.1796% of the official listed value (WOZ).

Property owner tax for a non-resident is typically at a rate of 1.2% of the official listed value (WOZ).

What are the current short-term rental laws in the Netherlands?

You can rent your entire property for 30 days / year with an obligatory registration with the city. Click here for more information on holiday rental conditions.