What are the costs of copper that hit buyers the hardest?

Buying a home in 2026 is an emotional and financial roller coaster. After months of viewing and overbidding, the winning bid has finally been accepted. Many buyers, especially starters in the housing market, focus entirely on the purchase price and monthly mortgage payments. However, once the purchase agreement has been signed, the reality of the “buyer's costs” (k.k.) comes into play. In the current economic climate, these additional costs can amount to 5% to 6% of the purchase price.

Because these costs cannot be co-financed in the Netherlands in the mortgage, after all, you can borrow a maximum of 100% of the market value, they must be paid entirely out of pocket. In this article, we analyze which closing costs will be the biggest hit on your savings account in 2026 and where the vicious financial surprises lie.

Transfer tax: The biggest bite

The transfer tax is undoubtedly the heaviest item for most buyers. In 2026, the system is still layered, which means that your age and purpose with the home determine how hard you will be hit.

• The general rate: For those who do not qualify for exemptions, the transfer tax in 2026 will still amount to 2% of the purchase price for their own occupancy. With a home worth €450,000, we therefore immediately talk about a non-deductible item of €9,000.
• Investors and second homes: For those who buy a home as an investment or as a second home, the rate will be historically high (10.4%) in 2026. This hits buyers who are hoping for a vacation home on the coast or a property for rent extremely hard.
• The starter exemption: There is a bright spot for buyers between the ages of 18 and 35. They pay 0% transfer tax, provided that the home value remains below the legal limit of 2026 (which is indexed annually). However, those who buy just above that limit will immediately fall back into the 2% rate, which means a huge difference in their own investments.

Mortgage advice and mediation

Although you can compare a lot yourself in 2026 via online tools, most buyers opt for the security of an independent mortgage advisor. The complexity of the market and the various forms of borrowing make this almost necessary.

In 2026, the costs for advice and mediation will vary between €2,500 and €3,800. For entrepreneurs (freelancers), this amount is often higher due to the more complex income analysis. Although these costs are tax deductible, you must pay the amount directly to the notary. It is a “hard” cost that directly affects your liquidity at the start of the residential career.

The notary fees: Indispensable and variable

Without a notary, no home. In 2026, the notary's bill usually shows two different acts: the deed of delivery and the mortgage deed.

• Rates: Notaries are free to set their own rates. In popular cities such as Utrecht or Haarlem, the rates are often higher in 2026 due to the enormous workload. Count on an amount of between €1,200 and €2,000 for the total package including registrations in the Land Registry.
• Cadastral rights: These are the costs that the notary pays to the Land Registry on your behalf. Although these are not thousands of euros, every €150 counts towards the total cost of closing.

Valuation and architectural inspection

In 2026, no lender will accept a mortgage application without a validated valuation report. Since the stricter regulations for appraisers, this has become a costly affair.

• Appraisal report: A NWWI validated report costs an average of between €700 and €950 in 2026, depending on the size of the home and whether there is a renovation (valuation before and after renovation).
• Architectural inspection: Especially for homes built before 1990, inspection is essential to rule out hidden defects. You get security for an amount of €450 to €600, but it is again an amount that must come from your own buffer.

Bank guarantee or deposit

This is the post that many buyers are looking for in 2026. When purchasing a home, you usually have to deposit a deposit of 10% of the purchase price with the notary. Don't you have this money in your savings account in cash? Then you need to arrange a bank guarantee.

The cost of a bank guarantee is usually 1% of the guarantee amount. For a home worth €500,000, the deposit is €50,000 and the bank guarantee therefore costs you €500. It is a “lost” amount to the bank to guarantee solvency to the seller.

The hidden item: Settlement business expenses

When you sit at the notary, you will see an item on the final bill that often causes confusion: the settlement of business expenses. At the beginning of 2026, the seller paid municipal taxes (OZB) and water board tax for the entire year.

If you buy the home on September 1, you must repay the remaining four months pro rata to the seller. Depending on the municipality and the WOZ value, this amount can range from €200 to up to €800. It is an amount that often only appears on the notary's concept note in the very last week before the transfer.

Strategic planning for 2026

Closing costs hit buyers the hardest because they are often underestimated in the euphoria of the winning bid. Where transfer tax takes the biggest bite, it is the added smaller amounts, from the appraiser to the land registry costs, that empty the savings buffer faster than expected.

The advice for 2026 is clear: in addition to your contribution to the excess value or renovation, take into account an additional amount of at least €15,000 to €20,000 for the costs of the buyer. By identifying these costs in advance, you prevent the purchase of your dream home from ending in a financial stress situation at the notary. Preparing well for this “tax landing” is half the work in securing your new home.