Short answer: a Dutch buyer's agent (aankoopmakelaar) usually charges a fixed fee between € 2,500 and € 5,000, or a percentage of the purchase price, often between 0.5% and 2%. Always ask whether the amount includes VAT. For that you get guidance from the search to the handover of the keys. Whether it's worth it depends on how tight the market is, how experienced you are, and for an apartment: whether you can assess the owners' association (VvE) documents yourself.
What does a buyer's agent cost?
| Fee type | Usual range | Note |
|---|---|---|
| Fixed fee | € 2,500 to € 5,000 | The most common; often negotiable |
| Percentage (courtage) | about 0.5% to 2% of the price | Adds up quickly for a more expensive apartment |
| Separate services | for example just a viewing or a valuation | Varies per agent |
The fees are not tax-deductible. Count them as part of your own money, next to the other buyer's costs. Sometimes there are extras: a start-up fee, a fee if you withdraw the assignment, or a building survey and valuation charged separately.
What do you get?
A full process usually includes:
- an intake about your wishes and budget;
- searching and shortlisting, sometimes with access to homes before they go online;
- joining viewings and assessing the building;
- a valuation: what is the apartment really worth?
- bidding and negotiating on your behalf;
- reading the purchase agreement and the VvE documents;
- guidance up to the transfer at the notary.
When is a buyer's agent worth it?
| An agent helps most when | You can often manage yourself when |
|---|---|
| the market is tight and you need to bid fast and sharp | you have time to compare and prepare |
| you don't know the local market, for example because you're moving from abroad | you know the area and what has sold |
| you're unsure about negotiating, or about doing it in Dutch | you can stay businesslike under pressure |
| you have no time to read documents | you're willing to spend a few evenings on the documents, or have the VvE part checked separately |
A buyer's agent is no guarantee you'll pay less, but a good one earns their fee back if they keep you from overbidding or from a bad VvE.
The middle road for an apartment
For an apartment, the VvE part is often the work buyers need an agent for most: the maintenance plans, the savings and the decisions of the general meeting. The rest, searching, viewing and bidding, many buyers handle fine themselves.
You can also split the two: search and bid yourself, and only have the VvE documents assessed. Read Buying an apartment without a buyer's agent for what you then arrange yourself, and Checking VvE documents yourself for the documents.
What to look for if you do hire one
- Agree the price in writing up front, including VAT and what happens if you don't buy anything.
- Ask whether the agent reads the VvE documents, and what you get back: a verbal view or something on paper.
- Choose someone who knows the building type. An apartment in a large complex takes different knowledge than a family house.
- Check whether they are a member of a trade body such as NVM, VBO or Vastgoed Nederland. Standard consumer terms then apply.
Frequently asked questions
Are a buyer's agent's fees tax-deductible?
No. The fees of a buyer's agent, and of a seller's agent, are not deductible from Dutch income tax.
Is a fixed fee or a percentage cheaper?
For a lower price a percentage is sometimes cheaper, for a higher price usually a fixed fee. Work out both for your price range.
Can I ask the seller's agent for advice instead?
They work for the seller. They will answer your questions, but won't advise you on your offer or on the risks of the VvE. Read Questions to ask the seller's agent about the VvE.
Only want to outsource the VvE part? Have the VvE documents checked: the first scan is free, the full report costs € 249.
Sources
- Trustoo: Kosten aankoopmakelaar 2026 (Dutch, updated 26 July 2026)
- Univé: Kosten aankoopmakelaar of verkoopmakelaar (Dutch)
- BNNVARA Kassa: Heeft een aankoopmakelaar nut als je een huis zoekt? (Dutch)