Buying a house near Schiphol as an expat: a guide

A Dutch house listing is short and assumes you know how buying works here. If you have just moved for a job at or near Schiphol, a lot of it is new. This is the guide we would give a friend: what the abbreviations mean, how bidding works and what to arrange before you make an offer. It is general information, not financial or legal advice, so always check the details with a mortgage adviser or a notary.

What "k.k." means

Most listings show a price followed by k.k., short for kosten koper: costs for the buyer. On top of the asking price you pay costs such as transfer tax, the notary, the mortgage deed and usually a valuation and an adviser. These costs normally cannot be included in your mortgage, so you need to pay them from savings. A mortgage adviser can tell you the amount for your situation.

Transfer tax (overdrachtsbelasting) has a lower rate when you buy a home to live in yourself, and some younger first-time buyers do not pay it at all, under conditions. Check the current rules on the website of the Dutch tax authority (Belastingdienst).

Get your mortgage sorted first

Before you start viewing, talk to a mortgage adviser. They work out how much you can borrow based on your income and contract. If you have a 30% ruling, a temporary contract or income from abroad, mention it straight away: it affects what lenders will offer. With a calculation in hand you can make an offer quickly when you find the right house.

Viewing and asking questions

You book a viewing through the selling estate agent, often via Funda. Use the viewing to ask practical questions: the age of the boiler, the energy label, what is included in the sale and which items are for sale separately. Many sellers fill in a questionnaire (vragenlijst) and a list of what stays and goes (lijst van zaken); ask the agent for both.

How bidding works

The asking price is where negotiation starts, not a fixed price. You make an offer through the selling agent, usually with a price, a preferred transfer date and any conditions. The seller can accept, reject or make a counter-offer. In a busy market there may be several bidders. A buyer's agent (aankoopmakelaar) can advise you on what to offer and negotiate for you; for a first purchase in a new country, many expats find that worth it.

Conditions and the structural survey

You can make your offer subject to conditions (ontbindende voorwaarden), for example getting a mortgage or a satisfactory structural survey (bouwkundige keuring). Without them, pulling out later can be expensive. A structural survey by an independent inspector tells you the condition of the roof, foundation, installations and window frames, and what maintenance is coming up.

Signing and the notary

Once you agree, the agent draws up the purchase agreement (koopovereenkomst). After you sign, you have a three-day cooling-off period in which you can withdraw without giving a reason. The transfer itself happens at the notary, usually a few months later, on the date you agreed. That is when you get the keys.

Why buying near Schiphol is worth a look

If you work at or near the airport, the towns around Schiphol give you short commutes and a lot more space than in Amsterdam. Read where to live if you work at Schiphol for our take on Nieuw-Vennep, and see Flierveld 9 for the house we are selling there.