Question 1

Jaka jest rola notariusza (notaris) przy zakupie domu?

Accepted Answer

Notariusz (notaris) jest w Holandii prawnie wymagany do przeniesienia własności i ustanowienia hipoteki. Sporządza i wykonuje akt przeniesienia (leveringsakte) oraz akt hipoteczny (hypotheekakte), sprawdza księgi, rozlicza płatność i rejestruje transakcję w księdze wieczystej (Kadaster). Jako kupujący zwykle sam wybierasz notariusza.

Question 2

Co oznacza „vrij op naam” (VON)?

Accepted Answer

Vrij op naam (VON) means the seller pays the transfer costs, such as transfer tax (overdrachtsbelasting) and the notary's deed of transfer, so they are already included in the asking price. VON is common with new-build homes (nieuwbouw). It is the opposite of "kosten koper" (k.k.), where the buyer pays these costs on top of the price.

Question 3

Czy jako migrant wykwalifikowany (kennismigrant) mogę kupić dom w Holandii?

Accepted Answer

Yes. As a knowledge migrant (kennismigrant), also called a highly skilled migrant, you can buy and finance a home in the Netherlands, often relatively soon after arriving, based on your Dutch employment contract. Lenders mainly assess your income, your residence permit (verblijfsvergunning) and how long it is valid, and some take the 30% ruling into account, while a long Dutch credit history is not required.

Question 4

Czy jako obcokrajowiec mogę kupić dom w Holandii?

Accepted Answer

Yes, there is no nationality requirement to buy a house or apartment in the Netherlands, so foreigners, expats and labour migrants can all become homeowners. What matters for a mortgage is your income, your contract type and your residency status, which differ between EU and non-EU buyers and from one lender to another. Owning property here is open to non-residents too, although financing conditions are stricter.

Question 5

Czy lepiej wynajmować, czy kupić dom w Holandii?

Accepted Answer

Buying is often cheaper than renting over the longer term, because your monthly payments build equity (overwaarde) and you benefit from mortgage interest deduction, while rent only covers housing. Renting gives more flexibility for a short or uncertain stay. A rent versus buy comparison weighs the buyer's costs (kosten koper), your expected years in the home and rising rents against ownership.

Question 6

Czy mogę kupić dom jako samozatrudniony (ZZP) lub właściciel małej firmy?

Accepted Answer

Yes, as a ZZP'er (self-employed) or small business owner you can buy a house and get a mortgage, usually based on your average income over the past one to three years. Some lenders accept a shorter track record or use your most recent figures, so your bookkeeping and the choice of lender matter. Self-employed and freelance applicants are assessed differently from employees, but financing is well within reach.

Question 7

Czy mogę kupić dom na umowie na czas określony w Holandii?

Accepted Answer

Yes, you can usually buy a house on a temporary or fixed-term contract (tijdelijk contract) if your employer signs an intentieverklaring stating the intention to make it permanent. For flex and agency workers a perspectiefverklaring assesses your income prospects instead. Lenders look at your work history, current income and contract type to decide your borrowing capacity.

Question 8

Czy mogę kupić dom razem z rodziną lub znajomymi?

Accepted Answer

Yes, you can buy a house together with family or friends, for example with three or four people, and combine your incomes to borrow more. It is important to record each person's ownership share, contributions and exit arrangements in a contract, because joint ownership and joint mortgage liability have long-term consequences. Buying together can make homeownership affordable when one income is not enough.

Question 9

Czy mogę kupić dom w Holandii, jeśli mam już nieruchomość za granicą?

Accepted Answer

Yes, owning a house or apartment abroad does not prevent you from buying real estate in the Netherlands. Lenders will ask about any foreign mortgage, rental income or assets, since these affect your borrowing capacity and your box 3 tax position. Property abroad is not an obstacle in itself, and is sometimes even a strength in your application.

Question 10

Czy mogę kupić dom w Holandii, jeśli mam własną firmę (BV)?

Accepted Answer

Yes, as a director-owner of your own company (BV or DGA) you can get a mortgage, usually assessed on your salary plus your company's results. Lenders look at the financial health and continuity of the business, often over several years. Well-prepared annual figures and a lender experienced with business owners make this kind of mortgage much smoother.

Question 11

Czy mogę kupić dom z nowego budownictwa (nieuwbouw) w Holandii?

Accepted Answer

Yes, you can buy a new-build home (nieuwbouw), which is usually sold "vrij op naam" (VON), meaning transfer tax and transfer-deed costs are included in the price. You typically pay in instalments (termijnen) as construction progresses, often using a building depot (bouwdepot) within your mortgage. New-build also tends to have a better energy label (energielabel) and lower running costs.

Question 12

Czy mogę kupić dom, jeśli pracuję przez agencję pracy tymczasowej (uitzendbureau)?

Accepted Answer

Yes, you can often buy a house and get a mortgage while working through a temp agency (uitzendbureau) or on a flexible contract. Many lenders accept agency, flex or temporary work if you have enough work history, supported by an employer's statement such as a perspectiefverklaring for agency workers or an intentieverklaring for a permanent offer. Your income over recent years, your contract type and the lender's policy determine how much you can borrow.

Question 13

Czy obywatele UE i spoza UE mogą kupić nieruchomość w Holandii?

Accepted Answer

Both EU and non-EU citizens can buy property in the Netherlands, as there are no restrictions on foreign ownership. EU and EEA citizens are usually assessed much like Dutch residents, while non-EU buyers often need a valid residence permit (verblijfsvergunning) to get a mortgage. Your income, contract and registration matter more than your passport.

Question 14

Czy obywatele UE mogą kupić i sfinansować dom w Holandii?

Accepted Answer

Yes, EU and EEA citizens can buy and finance a home in the Netherlands and are generally assessed much like Dutch residents. You still need a BSN, registration and a Dutch income or contract for a mortgage, but no special residence permit is required. Your income, contract type and BKR record mainly determine how much you can borrow.

Question 15

Czy potrzebuję agenta kupującego (aankoopmakelaar), aby kupić dom?

Accepted Answer

Nie masz obowiązku korzystać z agenta kupującego (aankoopmakelaar), ale wielu nabywców to robi, bo agent prowadzi poszukiwania, oględziny, wycenę, licytację i negocjacje. Na konkurencyjnym rynku, gdzie często licytuje się powyżej ceny (overbieden), doświadczony agent zwiększa szanse i chroni przed przepłaceniem. Ekspaci często cenią agenta, który prowadzi holenderski proces w ich języku.

Question 16

Czy potrzebuję własnych oszczędności (eigen geld), aby kupić dom w Holandii?

Accepted Answer

You can usually borrow up to the home's market value, but the buyer's costs (kosten koper) such as transfer tax, notary and advice fees cannot be financed and are paid from your own savings (eigen geld). New-build homes sold "vrij op naam" (VON) and buying with NHG reduce how much own money you need. Extra savings also lower your loan-to-value, which can improve your interest rate.

Question 17

Czy przy zakupie potrzebuję inspekcji budowlanej (bouwkundige keuring)?

Accepted Answer

A building inspection (bouwkundige keuring) is not mandatory but is strongly recommended, especially for older homes. An inspector assesses the structural condition and estimates maintenance or repair costs, which helps you avoid surprises and can strengthen your negotiation. You can often include a building-inspection clause as a condition in your offer.

Question 18

Czy zakup domu w Holandii jest trudny dla ekspata?

Accepted Answer

Buying a house in the Netherlands as an expat is very doable, even without a long Dutch history or local credit record. The main steps are checking your maximum mortgage, finding a home, making an offer and arranging financing through a lender that accepts your situation. An English-speaking mortgage adviser helps you handle the Dutch paperwork, the notary and the bidding process.

Question 19

Czym jest Duokoop i jak działa zakup domu z oddzieloną własnością gruntu?

Accepted Answer

Duokoop is an arrangement where you buy the house but lease the land through a form of land lease (erfpacht), lowering the amount you need to finance up front. You pay a periodic fee for the land and can often buy it later. It can make buying more affordable, but the ongoing land payments and resale conditions are important to weigh up.

Question 20

Czym jest erfpacht (dzierżawa gruntu) i czy powinienem się tym martwić?

Accepted Answer

Erfpacht (dzierżawa gruntu) oznacza, że jesteś właścicielem budynku, ale dzierżawisz grunt, płacąc okresową opłatę zwaną canon. Ma to znaczenie przy zakupie, bo wpływa na miesięczne koszty, kredyt i przyszłą wartość domu, więc zawsze sprawdź warunki dzierżawy, wysokość canon oraz to, czy jest stała lub wykupiona (afgekocht). Dzierżawa jest częsta w niektórych miastach i nie stanowi problemu, gdy rozumiesz jej zasady.

Question 21

Czym jest koopovereenkomst (umowa kupna)?

Accepted Answer

The koopovereenkomst is the contract between buyer and seller that records the agreed price, the transfer date and conditions such as a financing reservation (voorbehoud van financiering). After both parties sign, the statutory cooling-off period (bedenktijd) starts, after which the agreement becomes binding. It is the key document before the notary completes the transfer.

Question 22

Czym jest okres do namysłu (bedenktijd) po podpisaniu?

Accepted Answer

After signing the purchase agreement (koopovereenkomst) for a home, a private buyer has a statutory cooling-off period (wettelijke bedenktijd) of at least three days. During this time you can cancel the purchase without penalty and without giving a reason. It gives you a short window to arrange a building inspection or reconsider before the agreement becomes binding.

Question 23

Czym jest VvE (wspólnota właścicieli) przy zakupie mieszkania?

Accepted Answer

A VvE (Vereniging van Eigenaren, owners' association) is the association of all apartment owners in a building, which you automatically join when you buy an apartment. It manages shared maintenance, the building's reserve fund and the monthly service charge (servicekosten). Lenders check that the VvE is active and financially healthy before approving a mortgage on an apartment.

Question 24

Czym są koszty kupującego (kosten koper / k.k.)?

Accepted Answer

Kosten koper (k.k.) are the one-off costs a buyer pays on top of the purchase price, including transfer tax (overdrachtsbelasting), notary fees, mortgage advice and the valuation report (taxatierapport). They typically come to a few percent of the price and are paid from your own money, not the mortgage. Existing homes are usually sold "kosten koper", while new-build is sold "vrij op naam" (VON).

Question 25

Dlaczego warto kupić dom lub mieszkanie w Holandii?

Accepted Answer

Buying a home in the Netherlands lets you build equity (overwaarde), benefit from mortgage interest deduction (hypotheekrenteaftrek) and gain stability instead of facing rising rents. For many expats and labour migrants with a steady Dutch income, monthly ownership costs end up comparable to or lower than renting a similar home. Property has also historically held its value well in much of the country.

Question 26

Ile czasu zajmuje zakup domu w Holandii?

Accepted Answer

Buying a house in the Netherlands typically takes a few weeks to a few months, depending on your search and the mortgage process. After your offer is accepted you sign the purchase agreement (koopovereenkomst), arrange financing within the agreed term, have a valuation done, and complete the transfer at the notary on the handover date. The search itself is often the longest part in a competitive market.

Question 27

Jak krok po kroku wygląda zakup domu w Holandii?

Accepted Answer

Buying a home in the Netherlands usually follows clear steps: get an indication of your maximum mortgage, search for a property, make an offer (bod), and sign the purchase agreement (koopovereenkomst). After the cooling-off period (bedenktijd) you arrange your mortgage, have a valuation done, and complete the transfer (overdracht) at the notary (notaris). A buying agent (aankoopmakelaar) can guide each step.

Question 28

Jak złożyć ofertę na dom w Holandii?

Accepted Answer

Ofertę (bod) na holenderski dom składasz przez agenta sprzedającego, podając cenę i warunki, takie jak zastrzeżenie finansowania (voorbehoud van financiering) lub inspekcję budowlaną (bouwkundige keuring). Na napiętym rynku kupujący często licytują powyżej ceny ofertowej (overbieden), czasem do wyznaczonego terminu. Jasna strategia i zastrzeżenie finansowania chronią Cię, gdyby kredyt nie doszedł do skutku.

Question 29

Jaka jest różnica między kosten koper (k.k.) a vrij op naam (VON)?

Accepted Answer

With kosten koper (k.k.) the buyer pays the transfer costs, such as transfer tax and notary fees, on top of the price, while with vrij op naam (VON) the seller has already included them. Existing homes are normally sold k.k. and new-build homes VON. The label tells you whether you need extra own money for these buying costs on top of the asking price.

Jaka jest rola notariusza (notaris) przy zakupie domu?

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