- Blog
Since 2018, you are unfortunately no longer allowed to include all additional costs when buying a home in your mortgage. As a result, you need a substantial amount of your own funds if you want to buy a house.
Own capital for a mortgage is the amount you have to pay yourself in addition to the mortgage, for additional costs such as transfer tax, notary fees, advisory costs, and the excess amount if you overbid.
That is why contributing your own funds—such as savings, a gift, or an inheritance—has now become necessary.
You generally need around 4% to 6% of the purchase price in your own funds, because since 2018 you have only been allowed to borrow up to 100% of the property value. In 2025, that can easily amount to more than €20,000.
Buyer’s costs and the costs of overbidding on a property must be fully paid by the buyer. Make sure to take this into account carefully when making an offer on a home.
Buyer’s costs include, at a minimum, transfer tax (2% of the purchase price in 2025), land registry fees, and notary costs.
If you purchase a newly built home, these costs do not apply and the property is delivered free on name (v.o.n.).
Please note! If you are a first-time buyer and under 35 years old, you do not have to pay transfer tax in 2025 when purchasing a property priced below €525,000.
What additional costs should you take into account when buying a home?
• Transfer tax
This is usually 2% of the purchase price, unless you meet the conditions for the first-time buyer exemption. First-time buyers under the age of 35 do not pay transfer tax if they purchase a home of up to €525,000 in 2025.
• Land registry fees
There is an option for either digital or traditional registration with the land registry, with costs ranging between €130 and €185.
• Mortgage costs
These are the costs charged by a mortgage adviser for advice and mediation. Many advisers work with a fixed fee covering the entire advisory and mediation process. This fee often ranges between €1,500 and €3,000, or higher for more complex situations or independent advisers. The exact amount can vary depending on your personal situation.
• Buying agent fees
The costs for a buying agent vary, but on average range between €1,500 and €3,500 as a fixed fee, or between 0.8% and 2% of the purchase price as commission. The exact price depends on the service package, the region, and the type of property. It is important to check and compare the cost structure, such as setup fees or commission based on the negotiation result. If you buy privately, you naturally do not incur these costs.
• Valuation costs
The costs for an independent valuation to determine the value of the property typically range between €500 and €800 for an existing home.
• Bank guarantee
The costs for arranging a bank guarantee instead of depositing a security deposit with the notary are often around 1% of the purchase price of the property.
• Structural inspection
The costs for a structural inspection to assess the condition of the property usually range between €300 and €500, depending on the size and age of the home.
• NHG application (National Mortgage Guarantee)
The costs for applying for NHG are 0.4% of the mortgage amount in 2025, but ultimately provide an interest rate advantage.
• Notary fees
Finally, when buying a property you will always need a notary. Pay close attention to the price, as you are free to choose your own notary and notaries set their own fees. It is therefore advisable to request and compare several quotes. Note that the quoted amounts are usually excluding VAT. The costs for the mortgage deed and deed of transfer prepared by the notary typically amount to approximately €1,000–€1,500 including VAT.
In any case, make sure to check with every adviser you engage which services are included in the proposal. This helps prevent unexpected costs afterwards and gives you a clear understanding of what to expect and how much you need to save.
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