How can starters save on additional costs (Copper costs)?

Buying your first home is a huge milestone, but the euphoria of an accepted offer is often quickly tempered by the reality of the cost of the buyer (k.k.). In the 2026 Dutch housing market, you can borrow a maximum of 100% of the home's market value. This means that almost all additional costs, on average around 4% to 6% of the purchase price, must come out of your own pocket.

For a starter who has been saving for years, an additional €15,000 to €25,000 can be a huge barrier. Fortunately, there are legal ways, tax breaks and smart negotiation techniques to significantly reduce this burden. Here's how you, as a starter, can save thousands of euros on the transfer.

The starter exemption: Your biggest profit graver

The most effective way to save is the transfer tax exemption. Normally, as a buyer, you pay 2% of the purchase price to the tax authorities. With a home of €400,000, that is immediately €8,000.

The conditions in 2026

As a starter, you can completely eliminate this 2% if you meet the following requirements:

• You are between 18 and 35 years old at the time of the transfer at the notary.
• You buy a home where you are going to live (no investment).
• You have not used the exemption before.
• The home value is below the home value limit. (Note: this limit is indexed annually; in 2026, this limit will be around €525,000).

Savings tip: Are you almost 35? Make sure the appointment with the notary is scheduled before your birthday. The date of signing the deed with the notary is leading, not the date of the purchase contract.

Negotiate the “List of matters”

When you buy a home, you often take over movable property, such as curtains, the floor, an awning or a specific design cabinet. Instead of including these things “for free” in the purchase price, you can settle them separately.

Why this works

You pay transfer tax on the purchase price of the home (if you do not qualify for the exemption) and often also a percentage of brokerage fees. You do not pay transfer tax on movable property. By setting a real amount for the contents separately in the contract, you lower the official purchase price of the bricks, which saves small but significant savings on taxes and notary fees.

Comparing notaries: The market is free

Many starters make the mistake of choosing the notary who advises the sales agent. However, notaries may set their own rates for the deed of delivery and the mortgage deed. The differences can range up to €500 to €1,000.

• Request quotes: Use comparison sites to request quotes from at least three notaries in the region.
• Look at the details: Some notaries advertise with a low base rate, but charge extra for registration in the Land Registry or for telephone consultations. Always ask for an 'all-in' rate.

Benefit from tax deductibility

Although you have to advance the copper costs with your own money, you will get a significant part back through income tax the following year. Indeed, the government sees certain purchase costs as “costs for taking out the loan”.

The following items are deductible:

• The costs for the mortgage advisor.
• The notary fees for the mortgage deed.
• The costs of applying for the National Mortgage Guarantee (NHG).
• The costs for the mandatory valuation.

Smart move: After the purchase, file a preliminary assessment with the tax authorities immediately. You will then receive your refund monthly instead of having to wait until next year. This immediately helps to refill your piggy bank for the interior.

The National Mortgage Guarantee (NHG)

NHG's application costs a small percentage of your mortgage (the bail commission) once. In 2026, this is a small investment that will pay for itself very quickly.

How do you save money with this?

Because the bank has less risk (the NHG guarantees if you are no longer able to pay your mortgage), you get a lower interest rate. The difference can be up to 0.5%. Over an entire period, you will save tens of thousands of euros in interest charges, which more than offset the initial costs at the start of the process.

Choose a buying agent with a 'No cure, no pay' or fixed rate

A buying agent can protect you from making a purchase that is too expensive, but their commission (often 1% to 2% of the purchase price) also counts towards the buyer's costs.

• Fixed rate: Look for a broker that works with a fixed rate instead of a percentage. This way, you know exactly where you stand beforehand.
• The sub-tasks strategy: Do the initial selection of homes and the first viewing yourself. Only call in the broker for the second inspection and negotiations. Many brokers offer cheaper “partial rate packages” for this purpose.

Donation and the “Family mortgage”

Although the official “Jubelton” has been abolished, parents will still be able to give their children an annual amount tax-free in 2026. Use this donation specifically to cover the buyer's costs.

In addition, a family mortgage (where if you borrow part of it from your parents) reduce the closing costs at a commercial bank. You need less mortgage from the bank, which can sometimes lead to a lower risk class and therefore a lower interest rate.

The return: Every euro counts

Saving on copper costs is a matter of doing homework and staying critical. By making optimal use of the starter exemption, comparing notary rates and making maximum use of tax refunds, you reduce your own investment by thousands of euros. You can then invest this capital directly in what really matters: making your new home more sustainable or decorated according to your own taste.

Always keep in mind that the market value determines the limit of your maximum loan. The sharper you are on the additional costs, the greater your financial breathing space, and therefore your strength, during the bid process.