When selling a property, sellers are responsible for a number of fixed costs. These include estate agent commission, notary fees for the deed of transfer, a mandatory energy certificate, and any costs associated with paying off or discharging a mortgage. The exact amount depends on the sale price, the agent you choose, and your personal situation. In this article, we answer the most frequently asked questions about the additional costs involved in selling a property.
Which costs are the seller’s responsibility?
As a seller, you are responsible for a number of fixed expenses. The most significant are the estate agent’s commission, the energy certificate, the notary fees for the deed of transfer, and any costs related to paying off or discharging a mortgage. Together, these costs can quickly add up to several thousand euros, depending on the value of the property.
Below is an overview of the most common selling costs:
- Estate agent commission: fee paid to the selling agent
- Energy certificate: mandatory when selling, obtained through a certified adviser
- Notary fees: for drawing up the deed of transfer
- Mortgage costs: early repayment penalties or administrative fees
- Buildings insurance: until the moment of transfer
In the Netherlands, costs such as transfer tax and land registry fees are the buyer’s responsibility. As the seller, you do not pay transfer tax.
How much does an estate agent charge to sell a property?
A selling agent typically charges a commission of 1% to 2% of the sale price, excluding VAT. For a property worth €400,000, this means roughly €4,000 to €8,000 in agent fees. Some agents also work with a fixed fee, which can be more cost-effective for higher-priced properties.
What you get in return for that commission varies by agent. With full sales support, you can typically expect:
- A property valuation and tailored sales strategy
- Professional photography and presentation of the property
- Listing on Funda and other channels
- Guidance during viewings and negotiations
- Support through to the notary appointment
When comparing agents, don’t focus solely on price — look carefully at what is included in the package. A lower commission without a solid marketing strategy can ultimately cost you more if the property sells more slowly or for a lower price.
How much does an energy certificate cost when selling your home?
A valid energy certificate is mandatory when selling a property in the Netherlands. The cost of obtaining an official energy certificate through a certified energy adviser is typically between €150 and €350, depending on the size and complexity of the property.
The energy certificate indicates how energy-efficient a property is, on a scale from A++++ to G. A favorable rating can positively affect the sale value, while a low rating may deter potential buyers or prompt lower offers. If you do not yet have a valid certificate, you must arrange one before the property is listed for sale. A certificate is valid for ten years from the date of issue.
Which notary fees does the seller pay?
As a seller, you pay notary fees for the deed of transfer — the official document through which ownership of the property is transferred. These costs typically range between €500 and €1,000. If there is still a mortgage on the property, additional costs apply for discharging the mortgage deed at the Land Registry, usually an extra €200 to €400.
The purchase agreement (also known as the preliminary sales contract) is in many cases drawn up by the estate agent or the notary. Sometimes these costs are included in the agent’s commission; other times they are charged separately. Always clarify this in advance so there are no unexpected surprises.
Are there any taxes or levies when selling a property?
In most cases, private sellers in the Netherlands pay no tax on the profit made from selling their own home. Any equity you realize falls outside income tax, provided the property was used as your primary residence. There is no capital gains tax of the kind that applies in some other countries.
There are, however, situations where tax may be relevant:
- Deemed rental value (eigenwoningforfait): for as long as you own the property, a notional amount is included in your income for tax purposes. This ceases upon transfer.
- Equity and a new mortgage: if you do not use the equity toward a new home, this may affect your mortgage interest deduction on a future purchase (the bijleenregeling).
- Rented property: if you are selling a property that was rented out, different tax rules may apply. In that case, consult a tax adviser.
For specific tax-related questions, it is always advisable to consult an adviser, especially if your situation differs from the standard.
What are the total selling costs as a percentage of the sale price?
Total selling costs typically amount to between 1.5% and 3% of the sale price. For a property worth €400,000, this represents a cost of roughly €6,000 to €12,000. The estate agent’s commission makes up the largest share of this.
For illustration, here is a general overview based on a sale price of €400,000:
- Estate agent commission (1.5%): approximately €6,000 (excl. VAT)
- Energy certificate: approximately €200 to €300
- Notary fees for deed of transfer: approximately €600 to €900
- Mortgage deed discharge: approximately €200 to €400
- Total (indicative): €7,000 to €9,000
These are indicative figures. The actual costs depend on the agent you choose, the notary, the energy certificate rating, and whether there is still a mortgage on the property. Factor these costs into your financial planning to avoid any unexpected surprises.
How Urban Homies helps you sell your property
Selling a property involves much more than placing a listing. We guide you from start to finish: from a realistic valuation and a well-considered marketing strategy to professional photography, viewings, and negotiations. This ensures your property is brought to market in the right way.
What you can expect from us:
- A thorough valuation based on current market conditions
- A personalized sales strategy tailored to your property and situation
- Professional presentation with photography and a custom listing
- Guidance through viewings, negotiations, and the notary appointment
- Aftercare following the transfer
Want to know what selling your property could yield and what the associated costs are in your specific situation? Get in touch with our team or explore our selling agent services for more information. We are happy to think things through with you.
