Erfpacht (ground lease) is Amsterdam's unique property system where you own the building but lease the land from the municipality. It affects 80,000+ properties and can save—or cost—you hundreds of thousands of euros depending on the contract type.
Quick Summary
- • Erfpacht means you own the building, the city owns the land
- • Canon (annual ground rent) ranges from €500-5,000+ per year
- • Perpetual erfpacht (eeuwigdurend) = fixed canon forever
- • Temporary erfpacht = canon resets every 50 years (can jump 10x)
- • Afkoopsom (buyout) costs €50,000-300,000 to convert to freehold
Perpetual vs Temporary: The Critical Difference
There are two types of erfpacht contracts, and the difference is financially massive:
✓ Perpetual (Eeuwigdurend)
Canon: Fixed forever (e.g., €1,200/year)
Risk: None—predictable costs
Mortgage: Easy to finance
Example: €1,200/year canon = €100/month forever
⚠️ Temporary (Tijdelijk)
Canon: Resets every 50 years based on land value
Risk: Can jump from €1,000 to €10,000+/year
Mortgage: Banks hesitant if reset is near
Example: €1,000/year now → €8,000/year after 2030 reset
Afkoopsom: Buying Out the Ground Lease
You can convert erfpacht to vol eigendom (freehold) by paying an afkoopsom (buyout sum). Amsterdam offers two calculation methods:
Afkoopsom Calculation (2026)
Land value (grondwaarde)€200,000
× Percentage (5-6% typical)5.5%
= Annual canon€11,000/year
Afkoopsom (buyout)€150,000-180,000
Key Takeaways
- →Always check the erfpacht type before buying—temporary contracts can explode in cost after reset.
- →Consider buying out (afkoopsom) if you plan to stay 10+ years—it often pays for itself.
- →Banks are cautious with temporary erfpacht nearing reset—expect lower mortgage amounts or higher rates.
