How to choose an Amsterdam notary
A Dutch notaris is not optional in a property purchase: the notary is who formally registers the deed of transfer and, if you're financing the purchase, the mortgage deed as well. Confirm with any office in our listings that both of those are covered before you book.
Notariskosten for a standard transfer and mortgage deed typically fall between 1,000 and 3,000 euros, but the range is wide enough that it pays to get a fixed quote from two or three offices first. Weigh that bill against the rest of the buying costs - the real estate agent's commission, a mortgage broker's fee, a valuation report - and our guide to Amsterdam Accountants can help with the wider financial picture if you're new to the Dutch system.
Ask whether the property is eigen grond (freehold) or erfpacht (leasehold) before you sign anything, since the notary's deed has to state which one applies. If you're still house-hunting, our guide to Amsterdam Real Estate Agents covers the steps that lead up to the notary appointment, and Amsterdam Notaries: A Guide for Internationals goes deeper on how the role differs from a notary elsewhere.
Questions people ask
What does a notary do when you buy a house in Amsterdam?
The notaris executes and registers the deed of transfer, and the mortgage deed if you're financing the purchase. Neither step can be skipped, and neither can be handled by a real estate agent alone.
How much do notary fees cost in Amsterdam?
Notary costs for a standard transfer and mortgage deed typically run between 1,000 and 3,000 euros. Ask for a fixed quote before booking, since the fee is not standardized across offices.
Do I pay the notary separately, or is it built into the price?
On an existing home sold kosten koper, the buyer pays the notary bill on top of the purchase price, along with property transfer tax. On a new-build sold vrij op naam, the advertised price already includes VAT, transfer tax and notary costs.
What's the difference between eigen grond and erfpacht, and why does the notary care?
Eigen grond means you own the house and the land outright; erfpacht means you own only the house and pay an annual fee to lease the plot. The notary's deed has to state which applies, so confirm it with your real estate agent before the appointment.
Do I still owe property transfer tax on top of the notary's bill?
Yes - overdrachtsbelasting is a separate charge from notary fees, calculated as a percentage of the agreed sale price. Rates can change, so confirm the current figure with your notary or the Belastingdienst rather than relying on an old quote.