Overview of selling costs
Selling a home involves various costs. In this article we provide a complete overview.
1. Agent fees
1% to 2% of the sale price.
2. Notary costs
€500 to €1,000.
3. Energy label
€100 to €300.
4. Valuation costs
€300 to €600.
5. Other costs
Styling, small repairs and moving costs.
Saving on selling costs
When you sell to Wiroli you pay €0 in agent, styling and repair costs.
What will a seller actually pay?
The sale price of a Dutch home is not the same as the amount that reaches your bank account. Your remaining mortgage is normally repaid at completion, and selling expenses reduce the money available for your next step. Make a list of unavoidable items and optional spending before choosing how to sell. This helps you compare offers on the amount you keep rather than on headline prices alone.
Service providers do not all charge the same fees. Estate agents, notaries and energy assessors set their own rates, and their services differ. Ask for current written quotations for your property and check whether VAT is included. The cheapest quotation is not necessarily the best value if it excludes work you need or requires payment even if the sale does not complete.
Agent fees and preparing the property
An estate agent may charge a percentage of the sale price, a fixed amount or a combination of fees. Photography, advertising and other preparation can be included or billed separately. Ask when the fee becomes payable and what happens if you withdraw the instruction or find a buyer yourself. Compare the total amount at different possible sale prices, not just the quoted percentage.
Painting, small repairs, clearing rooms and professional photographs can help present a home. They are choices rather than guaranteed investments. A large renovation immediately before selling might cost more than it adds to the result. Decide what prospective buyers in your area are likely to value, then ask an experienced professional to challenge your assumptions before committing to expensive work.
Energy performance certificates
Most homes in the Netherlands require a valid energy performance certificate when they are sold. Check whether your existing certificate remains valid before arranging a new assessment. If you need one, obtain a quotation from a qualified adviser; the cost depends on the property and provider. The energy rating should appear in the listing, and the buyer must receive the certificate. There are exceptions for certain buildings, so check the official guidance for your property type.
Do not confuse an energy certificate with a structural survey. A survey is not always a standard expense for the seller; it may be commissioned by the buyer or voluntarily by you. Agree who pays before ordering it. Likewise, a formal valuation used by a mortgage lender is a different service from a market estimate prepared to help set an asking price.
Notary charges and repaying the mortgage
Under the usual ‘costs payable by buyer’ arrangement for an existing Dutch home, the buyer normally pays property transfer tax and the notary's transfer-deed costs. A seller can still incur charges for discharging an existing mortgage, authorisations or unusual documentation. The contract decides how costs are shared, so ask for the notary's estimate rather than assuming every legal expense belongs to you.
If a mortgage remains, the notary arranges repayment from the proceeds at completion. Request an up-to-date redemption figure from your lender, including any charges that apply in your circumstances. Other expenses may include moving, storage and housing costs that overlap while you change homes. They may not appear together on the notary's statement, but they matter to your overall budget.
Example: calculating net proceeds
Suppose a home sells for €400,000 and the amount needed to redeem its mortgage is €220,000. Before other expenses, €180,000 remains. If agreed selling and moving costs total €4,000, the cash available for your plans is lower still. This is an illustration, not a quotation or tax calculation. Your mortgage terms, new purchase and personal circumstances may make the real figure different.
Compare selling methods on the same basis. An agent-led sale may involve commission and presentation costs. Selling directly without an agent avoids that commission, but it does not erase a mortgage or other obligations. Ask whether repairs are expected and how the property must be handed over. A written offer and its conditions are the only reliable basis for comparison.
How to save without overlooking risk
Put the likely proceeds, costs, conditions and completion date for each option on one page. If you are buying another home or selling an investment property, ask a qualified adviser about any tax or financing consequences. A no-obligation offer from Wiroli for a home or business property can provide an additional comparison point. The route with the smallest visible bill is not always the one that best serves your timing and peace of mind.
Wiroli started in Soerendonk. From those roots, we help owners of homes and business properties compare their selling options.