Buy your first home — without financial surprises
Most first-time buyers are shocked by the extra costs on top of the purchase price (another 5-6% in cash). Below you get the sober facts, a live calculator, and a roadmap that really works.
Buying a house is the biggest financial decision of your life
Many step in with a mortgage offer and think 'done'. In reality there are still notary costs, valuation, mortgage advice, transfer tax (sometimes), structural inspection, NHG premium, and moving costs. Plus an emergency buffer for the first years — because an old house always springs surprises.
This page is meant to make costs tangible before you bid. Not to scare you — to prepare you.
Extra costs — what comes on top of the purchase price?
Drag the price. Tick if you're a starter (under 35). The calculator shows your extra cash need instantly.
Your situation
€9,950
On top of the purchase price. Most people MUST pay this out of pocket — can't be financed into the mortgage.
Breakdown of extra costs
- Transfer tax€0
2% of purchase — OR 0% if starter < 35 and home ≤ €525,000
- Notary costs€2,000
Deed of delivery + mortgage deed + Land Registry entry
- Mortgage advice€2,500
Independent advisor or bank — required when taking out mortgage
- Valuation€750
Mandatory value assessment by certified appraiser
- Structural inspection€600
Optional but strongly recommended — prevents hidden-defect surprises
- NHG premium (one-time)€2,100
0.6% for purchase < €435,000 — lower mortgage rate + safety net for unemployment/divorce
- Moving + emergency buffer€2,000
Movers, first month utilities, minor maintenance — ~€2,000 minimum
Amounts indicative for 2026. Notary, advice, and moving costs vary per provider. NHG premium is 0.6% for purchase < €435,000 (2026 limit).
12 months to the keys — what, when?
Buying a house isn't done in a weekend. This timeline removes the stress.
- 12 months ahead
#1Financial picture in order
Save ~5-6% of planned purchase price in extra cash (extra costs). Check BKR report (free at bkr.nl). Pay off small debts. Have stable payslips and tax returns ready — mortgage lenders look back.
- 6 months ahead
#2Mortgage advice meeting
Request a mortgage orientation meeting (independent advisor or your bank). You'll get a max loan amount. This is an INDICATION — not the price you should target. Place yourself 10-15% under the maximum.
- 3 months ahead
#3Search + view
Actively search, view, bid. ALWAYS include structural inspection in your bid (dissolving condition). Also add 'financing reservation' — then you can still withdraw if mortgage doesn't come through.
- 1 month ahead
#4Mortgage application + notary
Definitive mortgage application (after signed purchase contract). Choose notary (compare rates — can save €500+). Arrange bank guarantee (10% of purchase, refunded after transfer).
- Transfer day
#5Keys in hand
Final inspection with seller. Pass at notary — ~1 hour, you sign deed + mortgage deed. Keys + meter readings + documents. Congratulations, you're a homeowner. Now: 3 months 'easy' — no major renovations right away.
Annuity, linear, or interest-only?
Here's the honest difference in three cards. No marketing talk.
Annuity mortgage
Same total monthly amount. Early on: lots of interest, little repayment; later reverse.
Pro
Predictable monthly cost — good for budget planning. Full mortgage interest deduction possible.
Con
You pay more total interest than linear. In year 1-10 you repay little.
Fits
Majority of NL starters. Stable monthly costs + tax advantage.
Linear mortgage
Same repayment amount each month. Interest part decreases; total monthly cost decreases too.
Pro
Less total interest, faster repayment. Nice profile if income drops later (retirement).
Con
First years: highest monthly cost of all forms. Can feel tight.
Fits
People with ample budget wanting FAST repayment, or wanting less to pay later.
Interest-only
You repay NOTHING — only interest. End of term (30 years): whole mortgage still outstanding.
Pro
Lowest monthly cost. Maximum flexibility.
Con
NO mortgage interest deduction (new cases). After 30 years still facing full debt.
Fits
Rarely for starters. More for repeaters with own capital or specific situations. Cannot apply to 100% of mortgage (max 50% of property value).
Mortgage interest deduction (NL 2026): only with annuity or linear, not with interest-only. Can save €3,000-€5,000/year in tax refund. For new starters post-2013: only annuity or linear still give deduction.
DON'T buy if...
Sometimes 'no, wait a bit' is the smartest decision. Four signals where buying often becomes regret:
- 1
You have no buffer after purchase
You put your last euro into the purchase and have €0 left for emergencies. A new boiler (€3,000) then becomes debt. Advise: keep at least 3 months of costs as homeowner-buffer after purchase.
- 2
Your relationship is <1 year old
Buying together within 6-12 months of dating = risk. If you split: one must buy out the other (can be tens of thousands). Legal complexity + emotional pain. Better wait 1-2 years, or buy alone.
- 3
Your monthly cost becomes > 30% of net income
Mortgage lender may allow up to ~40% housing quote. But: that's the max, not the goal. Above 30% you become 'house-poor' — little room for saving, going out, unexpected costs. Rather smaller house than tight life.
- 4
You want to move/switch within 5 years
Buy and sell within 5 years = high chance you don't recoup extra costs + sale costs (certainly in stable market). Mortgage interest deduction only pays off after years. For 'in-between home': renting is almost always smarter.
Recognize one of these? Wait, keep saving, and buy in 1-2 years with more buffer. A house isn't running away — the market will come back.
Dutch schemes for starters
Four programs that can help starters. Not everyone qualifies — check per situation.
0% transfer tax (starters)
No 2% transfer tax if: you're < 35, first own home, purchase ≤ €525,000. Can save thousands of euros.
NHG (National Mortgage Guarantee)
For purchase < €435,000: lower mortgage rate + safety net for unemployment, divorce, disability. One-time 0.6% premium.
Starterslening (municipal)
Some municipalities offer supplementary loan for starters (second mortgage behind first, favorable rate). Check starterslening.nl for your municipality.
Young mortgage / first-home mortgage
Certain banks have special mortgages for under 30/35 with more flexible terms. Ask at mortgage advice.
Schemes and thresholds can change annually. Always check current conditions at rijksoverheid.nl and with your mortgage advisor.
Frequently asked questions
How much own capital do I really need?
Good news: since 2018 mortgage is max 100% of purchase (so you can borrow full purchase). Bad news: extra costs (5-6%) must be paid from your own pocket. For a €350,000 home: • Purchase: €350,000 (100% mortgage) • Extra costs: ~€16,000-€22,000 own money • Moving + first furnishings: €2,000-€5,000 • Emergency buffer post-purchase: €3,000+ Total: ~€21,000-€30,000 cash on the table. Often a shock for starters.
When is NHG smart?
NHG (National Mortgage Guarantee) is often taken by default — but weigh it: PROS: • Mortgage rate usually 0.1-0.3% lower (can save thousands over 30 years) • Safety net: with unemployment, divorce, death, NHG can forgive residual debt • Forced sale: no residual debt to you CONS: • One-time premium 0.6% of purchase (~€2,100 at €350,000) • Only possible for purchase < €435,000 (2026 limit) Rule of thumb: almost always smart for starters. Rate advantage pays back the premium in 2-3 years, and you have a safety net.
Starter or repeater — what's the difference?
Fiscally (transfer tax) you're a 'starter' if: • You're buying your FIRST own home • You're between 18 and 35 at time of purchase • Purchase ≤ €525,000 (2026) • You'll live there yourself As starter: 0% transfer tax = €7,000 saved at €350,000. That's significant. 'Repeater': someone who previously owned a home and now moves to another. Pays 2% transfer tax (unless under exception).
Why should I have a structural inspection done?
Costs €400-€600. Can save you ONE hidden defect that would otherwise cost €20,000. Think: foundation problem, asbestos, mold in crawl space, leaking roof construction. WITHOUT inspection: after purchase you discover the problem = your problem. Seller often has 'non-knowable defects' clause protecting them. WITH inspection: you have written evidence of state at viewing. You can adjust bid, or invoke dissolving condition. For €400-€600 this is almost always money well spent. Not needed for new builds — for homes older than 15 years, always do it.
What if rates rise during my mortgage?
Choose your fixed-rate period deliberately: • 10 years fixed: stable monthly cost, no rate stress for 10 years. Often slightly higher rate. • 20 or 30 years fixed: maximum predictability. Higher rate but certainty. • Variable: cheap now, unpredictable. Risky if rate rises significantly. Advice for starters: 10 or 20 years fixed. You do NOT want rate stress on top of all other house stress in year 1-5. Extra benefit: after 10 years you can renegotiate with current situation.
Can I repay extra later?
Yes, with almost all mortgages. Usually penalty-free 10% of original principal per year. Above 10%: penalty interest possible, but not always — check your terms. EXTRA REPAYMENT IS SMART IF: • Your buffer (3-6 months of costs) is fully in order • Other goals (pension, kids) are running • Mortgage rate > return on alternative (saving/investing after tax) In 2026 with low savings rates: extra repayment is wise for many. But first buffer, then repay.
Smart preparation with Okidoky
First calculate how saving now grows your down payment, or choose a budget method to work structurally toward your own home.