The notary is the only party who can legally transfer Dutch property, and the bill runs roughly €1,200 to €2,500 — about €1,800 on a typical €400,000 purchase with a mortgage, or nearer €1,200 buying without one. Two deeds do the work: the leveringsakte transfers ownership and costs €500 to €1,500, and the hypotheekakte establishes the lender's security at €500 to €1,300, needed only if you are borrowing. Kadaster registration adds €78.50 to €137.50, plus extracts and 21% VAT on the service. Unlike transfer tax these are not government rates — notary fees are deregulated, offices price differently for identical work, and the buyer chooses the notary, not the seller or the estate agent. The spread between offices routinely runs to several hundred euros, making this one of the few buying costs you can genuinely negotiate. Costs rise only mildly with property price, so proportionally they matter more on a cheaper home.
The notary is the only party who can legally transfer Dutch property, and their bill is one of the larger lines in kosten koper. Expect roughly €1,200 to €2,500 in total — about €1,800 on a typical €400,000 purchase with a mortgage, or nearer €1,200 if you are buying without one. Unlike transfer tax, these are not government rates: notary fees are deregulated, offices price differently for identical work, and you choose which notary to use. The spread between the cheapest and dearest quote routinely runs to several hundred euros.
What you are actually paying for
Two deeds do the work, and whether you need one or both is the single biggest driver of the bill.
The leveringsakte (transfer deed)
This is the deed that transfers ownership from seller to buyer. The notary checks the Kadaster register for existing mortgages, easements, ground lease and attachments, verifies the parties’ identities, prepares the deed, presides over signing, holds the purchase money in escrow and registers the transfer. Every buyer needs one. Typically €500–€1,500.
The hypotheekakte (mortgage deed)
This establishes your lender’s security over the property. Only needed if you are borrowing — a cash purchase skips it entirely. Typically €500–€1,300, and it is usually signed at the same appointment as the transfer deed.
Kadaster and disbursements
Registration with the Dutch land registry costs €78.50 to €137.50 in 2026, and there are small charges for register searches, extracts and the office’s administrative handling. VAT at 21% applies to the notary’s service. These are usually itemised separately from the deed fees, which is one reason quotes are hard to compare at a glance.
What it comes to in practice
| Situation | Typical total | What’s included |
|---|---|---|
| €400,000 home, with mortgage | ~€1,800 | Both deeds, Kadaster, extracts |
| €400,000 home, cash purchase | ~€1,200 | Transfer deed only |
| €600,000 home, with mortgage | ~€2,200 | Both deeds, Kadaster, extracts |
Market ranges observed in 2026, not fixed tariffs. Budget offices advertise both deeds combined from around €900; full-service firms sit well above these midpoints.
Note that the bill rises with price only mildly. A €600,000 purchase does not cost 50% more to convey than a €400,000 one — the work is broadly the same, and many offices price by package rather than by property value. Proportionally, notary costs matter more on a cheaper home.
You choose the notary — not the seller, not the agent
In a Dutch purchase the buyer pays for the notary and therefore picks the notary. Sellers and estate agents will often suggest one, and it is easy to accept the suggestion without realising it was a choice.
Get three quotes. The work is standardised, the outcome is identical, and the difference between offices is frequently several hundred euros — one of the few buying costs you can genuinely negotiate down.
Comparing quotes without being caught out
Ask for an all-in figure including VAT, Kadaster and disbursements. A headline deed price that excludes them is not comparable to one that includes them, and the gap can be €300 or more.
Ask whether it is a fixed package or priced per action. Package pricing is predictable; per-action pricing can drift upward if anything about the transaction is unusual.
Combine both deeds at one office. Most give a combination discount, and it is practically necessary anyway — the transfer and mortgage deeds are signed at the same moment, so splitting them across two notaries is not a realistic option.
Check what triggers a surcharge: a foreign buyer, a partnership agreement, buying via a company, an estate, or a property with a ground lease can all add work.
Extras that catch people out
- Power of attorney (volmacht), €100–€300. If you cannot attend the signing in person, the notary prepares a deed of authority. Common for buyers living abroad.
- Royement, €150–€400.Removing the seller’s existing mortgage from the register. This is a seller cost — if it appears on your quote, ask why.
- New-build project notaries. Developers often designate a notary for the whole project. You may still be free to choose for the mortgage deed, but doing so is impractical: both deeds are signed together.
- Same-day sale and purchase. Selling and buying on one day involves three deeds. Ask for a combined quote rather than adding up separate ones.
Where notary costs sit in the whole picture
Buying costs beyond the purchase price typically run 3-5% of the purchase price once everything is counted: transfer tax, notary, valuation, mortgage advice, and a buying agent if you use one. The notary is a meaningful part of that but rarely the largest — overdrachtsbelasting usually is.
Two points that matter for planning. Transfer tax is settled through the notary but is not a notary cost — do not double-count it when budgeting. And none of these costs can be borrowed: Dutch lending caps a mortgage at 100% of property value, so every euro comes from savings.
Ranges here reflect the 2026 market. Because these are commercial prices rather than statutory ones, they move — treat the figures as a guide for comparison and get current quotes before you commit.
