What Do 'Kosten Koper' and 'Vrij op Naam' Mean?

The most important things at a glance

When you are buying a home, you will regularly come across the terms 'kosten koper' (buyer's costs) and 'vrij op naam' (costs included in the price). On this page you can find out what these terms mean and what they mean for you.

1. What do Kosten Koper and Vrij op Naam mean?

Buying a home? Keep in mind that you do not just pay the purchase price; there are additional costs involved. These include notary fees, but also any valuation costs and estate agent fees (commission costs).

When you buy an existing home, it is standard practice to do so on a 'kosten koper' (buyer's costs) basis. When you buy a new-build home, this is typically done 'vrij op naam' (costs included in the price).

2. How much are the buyer's costs?

Kosten koper (k.k.) is a collective term for all costs you face as the buyer of an existing home. For example, you will need to pay notary fees, since the notary draws up the deed of transfer and the mortgage deed. You also pay for the registration with the Land Registry (Kadaster), as well as a mortgage arrangement fee and any advice costs for the mortgage adviser.

There may also be valuation costs. In the past, transfer tax made up a large share of the buyer's costs, but that has changed in recent years. In 2020, transfer tax is 2% of the purchase price.

What percentage are buyer's costs? This depends on several factors. You can find more about this in the section below. As a starting point, you can reckon with around 6% of the value of the home.

3. Calculating buyer's costs

The table below gives a rough overview of the buyer's costs when purchasing a home worth €300,000. Please note, these figures are an indication only.

Item	Cost
Transfer tax (2% of purchase price)If you are under 35 and the home costs no more than €400,000, transfer tax is waived	€6,000
Notary fees	€1,000
Valuation costs	€500
Advice and mediation	€2,500
Structural survey	€500
NHG costs (0.7% of purchase price)	€400
Estate agent fees	€5,000
Total	€14,900

4. Buyer's costs and your mortgage

Since 2018, it is no longer permitted to borrow more than the value of the property. However, some of the purchase costs are tax-deductible. Because you usually pay the buyer's costs from your own savings, it's smart to calculate how much mortgage you can get in advance.

5. Vrij op naam (costs included)

Buying a new-build home? Then several items are generally included in the purchase price. For example, VAT (21%) is included, as are the construction costs for the contractor. The notary fees for the transfer of ownership are also included in the purchase price, so you do not have to pay those separately.

6. Costs with Vrij op naam

Buying 'vrij op naam' does not mean you have no additional costs to consider at all. You still need to account for mortgage advice costs (including the mortgage arrangement fee), the notary fees for the mortgage deed, and possibly valuation costs.

If you are buying a new-build home, you often do not need to pay valuation costs. It is still wise to always ask the estate agent exactly which costs are included in the purchase price. At the very least, make sure you understand the distinction between 'kosten koper' and 'vrij op naam', as the difference can be significant.

Frequently asked questions

What are buyer's costs (kosten koper)?

Buyer's costs are all the costs involved in purchasing an existing home.

What is included in buyer's costs?

Both transfer costs such as transfer tax and financing costs such as notary fees and valuation report costs fall under buyer's costs.

Can I include buyer's costs in my mortgage?

You may not borrow more than 100% of the property value. If you want to finance the full purchase price, you cannot include additional costs such as buyer's costs in the mortgage.

Can I deduct buyer's costs from my taxes?

Many purchase costs can be deducted for tax purposes.

What is vrij op naam?

Vrij op naam applies to the purchase of a new-build home and means the seller covers the costs of the purchase.

What costs are involved with vrij op naam?

Even with vrij op naam there are costs to keep in mind, such as mortgage advice costs and the notary fees for the mortgage deed.