Selling your home in the Netherlands as an expat is more straightforward than many people expect, but it does involve a few steps and costs that are worth knowing before you start.
Whether you are relocating abroad, upgrading, or simply moving on, this guide walks you through the process from start to finish.
Do You Need an Agent to Sell?
In the Netherlands, you are not legally required to use a selling agent (verkoopmakelaar), but most expats find it worthwhile. A good agent handles the valuation, listing, viewings, negotiations, and legal paperwork. For an expat who may not speak Dutch or who is already living abroad, that support is especially practical.
Selling agent fees in the Netherlands are typically between 1% and 2% of the sale price, agreed upfront as a fixed percentage or a flat fee. This is separate from the notary fees, which are paid by the buyer under standard Dutch practice.
How the Selling Process Works
Once you appoint an agent, the typical steps are: a valuation, preparing the listing (photos, floor plan, energy label), listing on Funda and other channels, viewings, offers and negotiation, signing the preliminary purchase agreement (voorlopig koopcontract), a cooling-off period of three days for the buyer, and final transfer at the notary.
From listing to notary transfer, the process usually takes two to four months, though this varies with market conditions and how quickly a buyer is found.
What Costs Should Expats Expect When Selling?
– Selling agent fee: typically 1 to 2% of the sale price
– Notary fee for the deed of transfer: paid by the buyer in the Netherlands, not the seller
– Energy label: if your current label is expired or missing, you need a new one before listing (around 150 to 300 euros)
– Early repayment penalty on your mortgage: check with your lender if you plan to repay the mortgage before the fixed-rate period ends
– Capital gains: in most cases there is no capital gains tax in the Netherlands on the sale of your primary residence
Selling While Living Abroad
Many expats sell their Dutch home after they have already relocated. This is entirely possible. You can grant your agent or a trusted contact a power of attorney (volmacht) to sign documents on your behalf, including at the notary. A Dutch notary can prepare this document, or it can be arranged via a notary or embassy in your new country of residence.
Keep in mind that once you are no longer a Dutch tax resident, your tax situation may change. It is worth speaking with a tax advisor before completing the sale to understand any implications.
What Happens to the Mortgage When You Sell?
The proceeds of the sale first repay your outstanding mortgage. If the sale price is higher than the mortgage balance, you receive the difference. If you plan to buy again in the Netherlands within three years, the bijleenregeling (mortgage interest reinvestment rule) may affect how much mortgage interest you can deduct on your next purchase. An advisor can help you plan around this.
If you are selling at a loss and the proceeds do not cover the mortgage, speak to your lender early. In some cases, the NHG guarantee can cover the shortfall.
FAQ – Selling Your Home in the Netherlands
Can I sell my Dutch home if I no longer live in the Netherlands?
Yes. You can use a power of attorney to authorise someone to sign documents on your behalf, including at the notary.
Do I pay capital gains tax when selling a home in the Netherlands?
In most cases, no. The Netherlands does not levy capital gains tax on the sale of your primary residence. Your specific situation may vary, so confirm with a tax advisor.
How long does it take to sell a home in the Netherlands?
From listing to notary transfer, typically two to four months, depending on the market and how quickly a buyer is found.
Do I need to be present at the notary when selling?
No. You can grant a power of attorney so someone else signs on your behalf if you are abroad.
Thinking About Selling?
If you are considering selling your Dutch home and want to understand your options, our team supports expats through every step of the process.
