Makelaarskosten are what a Dutch estate agent charges, and there is no fixed tariff — the fee is negotiable. A selling agent typically charges a courtage of 0.90% to 1.40% of the sale price excluding VAT, with the national average around 1.11%; on a €400,000 sale that is roughly €5,400 including VAT. Alternatively a fixed fee, typically around €3,250, which becomes the cheaper option above roughly €293,000 — most of the Dutch market. Buying agents more often quote a fixed fee of €1,500 to €4,500, or 0.5% to 1.5% of the purchase price, with Amsterdam running €5,000 to €8,000. Watch for start-up costs of €400 to €1,000 charged on top for photography, floor plans and portal listings, and always ask whether a quoted percentage includes 21% VAT — sources and agents quote inconsistently. Agent fees are not deductible against income tax in 2026, for either side; financing costs such as the mortgage-deed notary fee, valuation and arrangement fee are.
Makelaarskosten are what a Dutch estate agent charges, and they are negotiable — there is no fixed tariff. A selling agent typically charges 0.90% to 1.40% of the sale price excluding VAT, with the national average around 1.11%; on a €400,000 sale that is roughly €5,400 including VAT. A buying agent more often works to a fixed fee, commonly €1,500 to €4,500, though Amsterdam runs considerably higher. Neither is deductible against income tax. Comparing three quotes is the single most reliable way to pay less.
Selling: courtage or a fixed fee
A courtageis a percentage of the eventual sale price. In 2026 anything between 0.90% and 1.25% ex VAT is normal, around 1% is sharp, and above 1.25% is dearer than average. The agent’s interest is aligned with yours: a higher sale price pays them more.
A fixed fee is agreed up front regardless of the outcome, typically around €3,250 but ranging widely. It is predictable, and above roughly €293,000 it is usually the cheaper of the two — which covers most of the Dutch market. The trade-off is the incentive: a fixed-fee agent earns the same whether your house sells for €400,000 or €430,000.
| Sale price | Courtage at 1.11% (inc VAT) | Fixed fee ~€3,250 (inc VAT) | Cheaper option |
|---|---|---|---|
| €300,000 | €4,029 | €3,933 | Fixed fee |
| €400,000 | €5,372 | €3,933 | Fixed fee |
| €500,000 | €6,716 | €3,933 | Fixed fee |
| €750,000 | €10,073 | €3,933 | Fixed fee |
Computed at the national average courtage and a typical fixed fee, both shown including 21% VAT. On these numbers the crossover falls near €293,000 — below it the percentage is cheaper, above it the fixed fee is, and the gap widens fast: at €750,000 a fixed fee saves over €6,000. Your own quotes will differ; the point is to run this comparison at the numbers you are actually offered.
Buying: usually a fixed fee
Buying agents (aankoopmakelaars) more often quote a fixed fee, commonly €1,500 to €4,500, or a courtage of 0.5% to 1.5% of the purchase price. Regional variation is severe: in Amsterdam a fixed fee of €5,000 to €8,000 is normal, reflecting both price levels and how competitive the market is.
Some buying agents offer a performance-linked structure — a share of the amount by which they get the property below asking price. It aligns incentives neatly in a buyer’s market. In a market where homes routinely sell above asking, it can also mean the fee is unpredictable or the structure quietly reverts to a flat rate.
Always ask: is that including or excluding VAT?
Some agents quote ex VAT, others inc VAT, and 21% on a €4,500 fee is nearly €950. Quotes that look comparable often are not.
Ask for the total including VAT and including start-up costs, then compare those numbers. Anything else is comparing different things.
The costs that appear after you have signed
- Opstartkosten, €400–€1,000. Photography, floor plans, listing on housing portals. Frequently billed on top of the courtage, and frequently not mentioned until the agreement.
- Intrekkingskosten. A withdrawal fee if you end the mandate before the property sells. Increasingly common — check the amount and the notice period before signing.
- The mandate’s duration and exclusivity. How long you are tied in, and whether you owe a fee if you find your own buyer.
Tax treatment: not what most people assume
Estate agent fees are not deductible in 2026 — not for a buying agent, not for a selling agent. What isdeductible is financing costs: the notary fee for the mortgage deed, the valuation report, and the lender’s arrangement fee.
This trips people up because the agent’s bill and the notary’s bill arrive at the same time and feel like the same category. They are not. When the notary itemises the transfer deed and mortgage deed separately, that split is the one that matters for your tax return.
How to actually pay less
Get three quotes. Buyers and sellers who compare pay roughly 0.05 to 0.09 percentage points less on courtage — €250 to €450 on a €500,000 sale — and the reported saving from comparing properly runs higher still.
Negotiate, particularly at higher prices. Courtage is a percentage of a large number; agents have room, and the work involved in selling a €700,000 house is not double that of a €350,000 one.
But do not optimise for the fee alone. The fee is a small fraction of the sale price. An agent who costs €500 more and achieves €15,000 more leaves you €14,500 better off. Ask for recent comparable sales they handled in your neighbourhood, how they arrived at the asking price, and what their strategy is if the first two weeks are quiet — those answers predict your outcome far better than the percentage does.
All figures reflect the 2026 market. Because these are commercial prices rather than statutory ones, they move with the market and vary by region — treat them as a benchmark for judging the quotes in front of you rather than as fixed rates.
