How to buy new build homes in the Netherlands: UK guide

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If you're eyeing a move across the Channel, you're likely thinking about housing. Whether you're chasing a career opportunity with a Dutch company or simply seeking a change of scenery, moving to the Netherlands could be a great option. If you’re buying a new build house in the Netherlands you’ll need to navigate the unique Dutch bidding systems and construction timelines.

While they lack the character and reliability of established housing stocks, buying a new build home might be a good option as they are ideal for investors or those looking to adapt their home to their lifestyle choices. These houses come with many benefits, including energy efficiency, modern design standards and low maintenance costs in both the short and long-term.

In the Netherlands, the housing market is absolutely booming, with prices continuing to surge. Although that momentum is slowing due to secondary homes entering the market, it’s high demand that ensures it remains an active space.¹

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Why choose new build homes in the Netherlands?

Buying a new build home is a very specific choice for a certain type of buyer. Before deciding on your new home, you need to put together a list of criteria that summarises what you are looking for. New build homes may tick many of those boxes.

The number of new build homes in the market in the Netherlands is reason enough for this move to be a viable option. The domestic government has plans in place to build 100,000 new built properties in each calendar year. And in 2025, there were 80,000 new build homes added to the market.² With construction continuing, new stock means there are new opportunities.

Asides from availability there are other good reasons for choosing a new build home. They are often more energy efficient, ensuring that you are saving the planet and your wallet. They enjoy modern design bonuses too, ensuring that the property is an appropriate long-term investment.

These houses might not quite boast the character of traditional homes, especially if you’re looking for something in the classic Dutch style. Those classic-build homes may be in a better location too, having had years to build up a surrounding community.

However, new build homes offer a chance to be a part of the building process, allowing you to tailor a house to your needs. Regardless of the pros and cons, if you are looking to buy a property abroad, it’s important to consider what is the right move for you. And a new build home may fit perfectly into your lifestyle plans.

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Navigating the costs of new build homes in the Netherlands

You might have made your decision to buy a new build home in the Netherlands already. But doing this means you’ll need to learn to navigate an international market. To fully understand the process and the costs involved, it’s vital to look at the potential purchase prices and any “hidden” fees that are not included within that.

It’s also useful to understand if there is any help you can access via grants or incentives. Often, these grants mean you may find that a move to the Netherlands is more reasonable than you initially thought.

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Understanding purchase prices and "hidden" fees

Just like in the UK there are three initial prices that you have to understand, before making a purchase of a house. The first is the market value. This is the value of the house in relation to the rest of the market. Then there’s the estimated guide price. This is the value of the property based on an expert’s evaluation.

Finally, there is the asking price. This is the property’s value based on what the seller is asking for. This can often be negotiated and the purchase price isn’t always the asking price.

However, when it comes to new build homes, the seller is a slightly different entity. There may be less room to negotiate on this asking price here, especially with fierce competition across the market.

The final purchase price will likely reflect the negotiated amount the seller is willing to accept. It will also include any additional elements that the contract accounts for. The average housing price for the Netherlands currently is €480,000 to over €500,000.

That may include the land around the property, any fixtures and outbuildings and anything else that comes with the home, such as a parking spot. The purchase price doesn’t always include taxes and so you will need to explore the necessary payments that must be made to local and national governments.

There will also be “hidden” fees that you will need to adjust for though, that are not covered by tax regulation and are not included in the purchase price and sales contract. These fees are those involved with the house buying process that you may have overlooked.

Moving house is a classic example. The cost of moving, flying your family and your belongings to the Netherlands and any transportation needed, will not be included in the purchase price. Similarly, any required Visas will also need to be paid separately. Options include skilled worker Visas, variations that cover family and partners, and self-employment Visas.

You will also need to cover any legal fees. Those include fees for the legal team working on the case, alongside an evaluation of the property itself. You may also want to consider translation fees, to ensure that the necessary documentation is also in English.

Finally, there will be additional conversion fees on transferring your cash internationally. As on top of paying the deposit, you may need to pay for vendors and other local businesses. This is because some banks and providers hide their fees in the exchange rate they offer, meaning even if their currency conversion fee is low or “free”, you may still be paying more. Consider using Wise to benefit from the mid-market exchange rate to counter those fees.

Government grants and incentives for the Netherlands Buyers

Governments around the world offer grants and incentives, to help first-time buyers onto the housing ladder. The Netherlands offers some of these same schemes. However, it is important to note that these incentives are sometimes only available to Dutch citizens. It is critical to explore which options apply to UK residents.

The Netherlands does offer a first-time buyer exemption scheme, which is open to anyone between the ages of 18 and 35. Normally, the residential transfer tax is 2% for a property you will live in. However, if you are in the 18 to 35 age group and the property you are buying is less than €555.000, pay 0% on that tax.³

There is also the Vrij op naam (VON) to consider. In English, this roughly translates to ‘free on name’ or freehold. It essentially means that the 2% transfer tax will be waived on new build properties regardless of age, as you will be the first buyer. The seller, in this case a property developer, may also cover other costs like registration fees.⁴

How to buy a new build property: step-by-step

Whether you’re set on your decision to buy a new build home in the Netherlands, it is helpful to learn about the actual process of buying a property there.

To help you, we'll look at the step-by-step process needed to buy a home in the Netherlands, as well as how to find the right land to develop, how to select the correct developer or builder and an overview of the construction timeline.

Buying a new build in the Netherlands: 11 key steps

To buy a new build home in the Netherlands, follow these steps:

• Pick and research a specific area of the Netherlands
• Research the job market & secure a job
• Obtain the necessary documents
• Arrange viewings at a variety of properties with local experts
• Make an offer
• Pay the initial deposit
• Hire a legal expert to handle the paperwork and commission a house survey
• Finalise your mortgage
• Work towards the settlement, ensuring the property is signed over to your name
• Settle fees and taxes
• Congratulations, once all the above is complete, it's time to move in.

Finding the right development or plot of land

To find the right spot for your new build home, location is the first thing that should be on your mind. Because the local community and the facilities in that area, will have a major impact on how you live your life. Schools, medical facilities and even the shops available are practical considerations you need to make.

Get a sense of which plots of land are already being developed and what else is available in that region. Assess the environmental factors and any dangers or threats that may be associated with a location. Whether it’s high crime rates or a potential for flooding, these considerations are critical.

Most importantly, make sure to visit so you can explore the neighbourhood and assess your options first-hand. Speak with local experts to access their knowledge of the area and follow online listing sites like Funda to get a sense of the property market and what’s on offer.

Selecting a reputable developer or builder

Choosing where to build a new home is only part of the struggle. Deciding on a reputable developer or builder will shape the whole process. Whether you’re looking to get involved from stage one and are searching for a developer to begin work or you’re looking to buy a complete new build home, you need to trust in the people behind it.

Research local government projects and identify who worked with the authorities on major builds. Explore which developers have been involved in a wide range of properties in the area you’re looking to move to. Speak with Dutch property experts if you can and ask for recommendations.

Regardless of your choice, ensure that the builders you work with have all their paperwork in order and are registered in the correct places.

Understanding the timeline and construction stages

The timeline of the build will look very different if you are searching for a completed new build home, as opposed to waiting on the construction of one from scratch. Typically it can take anywhere between 16 to 35 months.⁵

This is a long process, moving slower in urban areas and due to getting all the right permits in place. However, there is also some luck involved as the Netherlands has a lottery allocation system across the property sector, due to the high demand. Essentially, units are either allocated on a first-come first-serve basis or entirely at random.

In the Netherlands there is a construction escrow account or building account, known locally as bouwdépot. This is a bank account linked to a mortgage specifically designed to be applied to a new build construction and it pays out to the builders in stages as they complete specific parts of your house. However, the money in the account must be used within 2 years.⁶

Quality, sustainability and modern design standards

A new build home in the Netherlands comes with the benefit of increased sustainability, quality building and modern design standards. Learn more about how these elements can have a positive impact on your house’s value, long-term.

Energy efficiency and local ratings

In the Netherlands, it is important that a new build house complies with the local energy efficiency standards. In the Netherlands a house must receive an energy label, which measures how efficient it is. Similar to the UK, the rating system starts at G and moves up to A++++.⁷

The higher the rating, the more energy efficient the house is. The house will then receive a certificate which must be issued by an energy efficiency advisor. Existing buildings must also go through this process.

Customisation options and builder guarantees

If you are involved with the building process from the very beginning, you may want to explore customisation options. These decisions can be based on what you may require from your living situation moving forward. It is a way to “future-proof” your home and add value.

Stronger security systems may bring additional protection, while solar panels can provide energy independence. You may also invest in greater energy efficiency with more robust insulation, ensuring that your home is more cost-effective.

You can also protect your home by ensuring that you have a warranty from the builders or developers. In the Netherlands, there is traditionally a 10-year warranty attached to a new build home, meaning that any damage due to poor construction is covered.

New build vs. established properties in the Netherlands

If you’ve made your decision to move to the Netherlands, the final decision that must be made is whether you commit to the plan of buying a new build home or decide to move forward with a house from the pre-existing housing stock instead. Both have their advantages and disadvantages.

Long-term ROI and resale value

If you’re an investor considering buying a property abroad, a new build home might be right for you. Although new build houses don’t immediately appreciate in value, in the long-term, the return on investment almost always increases.

To bring additional resale value to a property in the established housing stock, you may need to make additional changes. You can add value by renewing the property, but this will cost more. However, established housing usually has more character and has been a staple of the market for far longer than new build homes.

Challenges of buying a new build property in the Netherlands

Buying a new build home can come with challenges that you might not be willing to face. For starters, there can be delays in the construction process, especially if you have involvement in the development from the very start.

Moving into a new build home can sometimes mean you’re moving into a construction zone, with other new properties being built around you. What’s more, the community you will live in is constantly changing. Pre-established houses have a firm community in place already.

Is a new build in the Netherlands your best move?

A new build home is the right choice for those whose lifestyle it specifically benefits. Families, for instance, can move into a home knowing that they can make it their own, perhaps tailoring the build throughout the construction process.

Retirees may be able to customise a new build home for their later life needs too. Investors will see a good return on their investment long-term, making a new build home in the Netherlands a fantastic asset to utilise.

Regardless of your reasons for buying a new build home and whether you buy a new build home in the Netherlands or make the move to a house in the pre-existing housing stock, consider using Wise to transfer your money abroad to save on currency exchange fees*. With Wise you can transfer large amounts too, perfect for paying a mortgage or setting down a deposit.

Save on currency conversion fees with Wise when buying property in the Netherlands

After reading this guide, you should have all the essential info you need to start your new build property search in the Netherlands. This includes those crucial first steps such as finding a broker and searching online property portals, and getting your finances in order.

Need a secure, convenient and low-cost way to send a deposit or pay the final balance for your property purchase in the Netherlands? Take a look at the Wise account from the money services provider Wise. It's not a bank account but offers some similar features and your money is safeguarded.

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Sources used in this article:

1. Global Property Guide - Netherlands residential property analysis
2. Dutch News - tracking new home construction
3. Government of the Netherlands - real estate transfer tax rates
4. Domek - Vrij op naam info
5. NL Times - housing construction projects overview
6. ING - coverage of a building fund account
7. Business.gov.nl - energy labelling in the Netherlands

Source last checked: 24-Mar-2026