The profit you make when selling your home is the difference between the sale price and the original purchase price, minus all associated costs. In practice, this means your net proceeds will be lower than the amount the buyer pays. Below, we answer the most frequently asked questions about what you walk away with after selling a home.
What is left after all costs in a home sale?
After selling your home, what remains is your net proceeds: the sale price minus the outstanding mortgage balance, real estate agent fees, notary fees, and any costs for deferred maintenance or staging. The amount that actually lands in your account can be significantly lower than the sale price might initially suggest.
Below is an overview of the most common costs involved in selling a home:
- Outstanding mortgage: the remaining balance is settled at closing
- Real estate agent commission: typically 1% to 1.5% of the sale price (excluding VAT)
- Notary fees: for drawing up the deed of transfer
- Potential early repayment penalty: if you pay off an existing mortgage ahead of schedule
- Costs for home staging or minor repairs: to get the property ready for sale
Say your home sells for €450,000 and you still have €280,000 remaining on your mortgage — your gross equity is €170,000. Subtract agent fees of around €6,000 and notary fees of around €1,500, and you are left with approximately €162,500 net. This amount is yours to use freely, unless you are purchasing a new home and the reinvestment rule applies.
How do you calculate the net proceeds from your home sale?
You calculate the net proceeds from your home by subtracting the remaining mortgage balance and all sale-related costs from the sale price. The formula is straightforward: net proceeds = sale price minus mortgage balance minus selling costs. This gives you the amount you will actually have left after the transfer.
A practical step-by-step approach:
- Determine the expected sale price based on a property valuation
- Ask your mortgage lender for the exact payoff amount as of the expected transfer date
- Calculate the agent’s commission based on the agreed percentage
- Request a quote from the notary for the deed of transfer
- Add up all costs and subtract the total from the sale price
Also factor in any early repayment penalties if your mortgage is still within a fixed-rate period. Some lenders charge a fee for paying off the loan ahead of schedule. This can run into thousands of euros and directly affects your net proceeds.
What is the difference between equity and profit?
Equity is the difference between the current market value of your home and the remaining mortgage balance. Profit is the difference between the sale price and the original purchase price, plus all costs you have incurred over the years. Equity and profit are therefore not the same figure.
You can have equity without technically making a profit. Suppose you bought a home for €300,000 and put €40,000 into renovations. If you now sell the home for €340,000, you may have equity relative to your mortgage, but you have not made a profit once all your investments are factored in.
The reverse is also true: if your home has risen significantly in value, your profit may be higher than your equity, because part of your mortgage has since been paid down. Profit looks at your total investment; equity looks at your current debt relative to the property’s value. When planning your next purchase, it is useful to calculate both figures separately.
Do you pay tax on the profit from selling your home?
In the Netherlands, you generally do not pay income tax on the profit you make from selling your primary residence. Owner-occupied homes fall under Box 1, but capital gains from a sale are tax-exempt as long as the property was used as your main residence. There are, however, indirect tax implications you should be aware of.
The most important tax rule is the reinvestment rule (bijleenregeling). If you do not reinvest the full equity into a new home, you will no longer be entitled to deduct mortgage interest on the uninvested portion. The Dutch Tax Authority tracks this through the owner-occupied home reserve (eigenwoningreserve). This does not mean you pay tax on the profit, but it does limit your interest deduction on a future mortgage.
Situations where tax advice is particularly useful:
- You are moving into a rental property and the equity is released
- You are buying a less expensive home and retaining part of the equity
- Your home was partially used for business purposes
- You own multiple properties and the home you sold was not your primary residence
If in doubt, always consult a tax advisor or mortgage advisor for your specific situation.
What factors determine how much profit you make?
The profit from selling your home is determined by the sale price, the original purchase price, the costs you incurred during ownership, and the selling costs. The higher the sale price and the lower the total costs, the more profit you retain. Several factors play a role in this.
Factors that influence the sale price
Location is the single strongest factor in determining your home’s price. Properties in Amsterdam, Amstelveen, or Haarlem typically command higher asking prices than comparable homes in other regions. Beyond location, the condition of the property, its position within the neighborhood, its energy rating, and how well it is presented all play a significant role in what buyers are willing to pay.
Factors that determine your costs
The costs you incur during ownership directly reduce your ultimate profit. These include renovations, maintenance, municipal taxes, and the total interest paid on your mortgage. Renovations sometimes increase the sale price, but not always in proportion to what they cost. A new kitchen costing €20,000 does not automatically add €20,000 to your sale price.
When is the right time to sell your home for maximum profit?
The best time to sell your home is when market conditions are favorable, your property is in good shape, and your personal circumstances are ready for the move. A combination of high demand, limited supply, and low mortgage rates for buyers drives prices up and increases your chances of maximizing profit.
In 2026, the housing market in urban areas such as Amsterdam remains tight. This means sellers are in a relatively strong position. That said, timing is not everything. A home that is well presented, professionally photographed, and listed on the right platforms attracts more interested buyers and is more likely to receive offers above the asking price.
Practical considerations when deciding when to sell:
- Season: spring and early fall are traditionally the most active periods in the housing market
- Interest rate trends: low mortgage rates increase the purchasing power of potential buyers
- Condition of the property: small investments in presentation can noticeably increase the sale price
- Your next step: make sure you know where you are going before you sell
How we help you sell your home
At Urban Homies, we guide you through every step of selling your home. We start with a thorough property valuation and an analysis of current market conditions in your area. From there, we develop a targeted marketing strategy, arrange professional photography, and create a tailored listing that positions your home in the best possible light.
What you can expect from us:
- A realistic, well-founded property valuation
- Professional home presentation with photography and listing copy
- Support throughout negotiations with prospective buyers
- Full assistance through to closing and beyond
Want to know what your home is worth right now and how much you will net after the sale? Get in touch with our team or explore our sales guidance service to learn more about how we can help you.
