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How much of your own money do you need when buying a house?
Knowledge
29 October 2025
How much of your own money do you need to buy a house? Usually, that's 2 to 5% of the purchase priceThis amount covers the buyer's costs, such as transfer tax, notary fees, and appraisal. For a house worth €400.000, this means approximately €8.000 to €20.000 in savings. The mortgage covers the purchase price itself, but you'll have to pay these additional costs out of your own pocket. This article explains exactly what costs are involved and how you can prepare financially for buying a house.
What costs are involved in buying a house?
When buying a house, in addition to the purchase price, you pay various additional costs that together make up the costs to buyer These costs cannot be financed with your mortgage and must therefore be paid out of pocket. These include transfer tax, notary fees, appraisal fees, mortgage advice, a potential buyer's agent, and possibly a building inspection.
Transfer tax is 2% of the purchase price, unless you are between 18 and 35 and it's your first home. In that case, you pay 0% transfer tax. This only applies up to an annually set property value limit, and you must not have previously used this exemption. The notary charges approximately €1.500 to €2.500 for arranging the transfer of ownership and registering the mortgage. A valuation report costs between €400 and €800, depending on the value and type of property.
Mortgage advice usually costs between €1.500 and €3.000. A buyer's agent often charges 1 to 2% of the purchase price, but will assist you with negotiations and the entire purchase process. A building inspection isn't mandatory, but it is advisable, and costs between €400 and €800. Adding everything up, you'll arrive at approximately 2 to 5% of the purchase price in additional costs that you'll have to pay from savings.
For example:
Transfer tax: 2% of the purchase price
Notary fees: €1.500 – €2.500
Valuation: €400 – €800
Mortgage advice: €1.500 – €3.000
Building inspection: €400 – €800
How much savings do you need to buy a house?
The minimum amount of your own money depends directly on the purchase price of the house you want to buy. As a rule of thumb, you can assume that you 2 to 5 percent of the purchase price You need this if you are between 18 and 35 and qualify for a transfer tax exemption. If you are older or not buying your first home, you will need more due to the 2% transfer tax.
For a €300.000 house, you'll need at least €6.000 to €15.000 as a first-time buyer. For a €500.000 house, you'll need between €10.000 and €25.000. For a €700.000 house, you should expect to put down €14.000 to €35.000 of your own money. These amounts cover basic costs such as the notary, appraisal, and any necessary advice.
If you also want to hire a buyer's agent or have a building inspection done, you'll need to budget extra for this. In Amsterdam and Het Gooi, house prices are higher than average, so expect to pay more in the upper end of the price range. Also factor in any renovation costs or the first few months of fixed expenses after purchase.
Can you buy a house with no down payment?
Buying a house without your own money is possible to a limited extent, but depends on specific situations. National Mortgage Guarantee (NHG) can help you with homes up to the NHG threshold of €470.000 in 2026. With NHG, you can finance up to 100% of the market value. In some cases, you can co-finance part of the costs if the appraised value is higher than the purchase price, but you usually need your own funds.
Other options include borrowing from family, often through a formal family loan with fixed terms. Some municipalities offer starter loans or purchase subsidies for people with lower incomes. You can also sometimes take out a personal loan to cover the buyer's costs, although interest rates are higher there, and you'll need to carefully consider whether you can afford the monthly payments.
The reality is that buying without any down payment carries risks. Your monthly payments will be higher due to the additional financing, and if your home's value decreases, you could find yourself in a difficult financial situation. Banks are also reluctant to provide financing above the property's value. Therefore, it's wise to keep some savings aside for unexpected expenses.
What are some smart ways to save your own money for a house?
The most effective way to save is automatic saving By transferring a fixed amount to a savings account immediately after your salary each month. This way, you won't be tempted to spend the money. Create a realistic savings plan: if you put aside €500 per month, you'll have saved €12.000 in two years, enough to cover the buyer's costs of a starter home.
Gifts from parents are a popular option. Your parents can give a certain amount tax-free each year, and a one-time increased tax-free allowance applies to the purchase of a first home. If you sell your current home, you can use the equity as your own money for your next purchase. If you already own a home with equity, you can sometimes free up some of it.
Other tips: limit major expenses while you're saving, such as expensive vacations or a new car. Put any bonuses, vacation pay, or tax refunds directly into your savings account. Consider living with your parents temporarily to save on rent. And use a deposit or interest-bearing savings account to let your money grow a bit. Budgeting also helps: keep track of where your money goes and cut out unnecessary subscriptions.
How Your Home Makelaars helps you prepare financially for your purchase
We are happy to help you start your house hunt well prepared financially. purchasing agent We provide you with a clear overview of all the costs involved in buying a home. We calculate various scenarios so you know exactly how much of your own money you need for your situation.
In Amsterdam and Het Gooi, house prices are higher, meaning you'll usually need more of your own money than the national average. We partner with experienced mortgage advisors who can help you find the best financing. This way, you can be sure you're buying a house in a financially sound way, without any surprises later.
What we do for you:
- Complete overview of all purchase costs for your specific situation
- Advice on how much of your own money you realistically need
- Calculating different house prices and financing options
- Insight into options such as NHG and starter schemes
- Guidance throughout the entire purchasing process, from the first viewing to the handover of the keys
Do you want to know exactly how much of your own money you need for your situation in Amsterdam or Het Gooi? Contact us Contact us for a no-obligation consultation. We're happy to help you prepare financially for the purchase process.
FAQ
What happens if I don't have enough of my own money saved by the time I find my dream home?
You could try to quickly arrange additional financing through a family loan, a personal loan, or request a gift deferral from your parents. Another option is to negotiate a longer delivery period with the seller, giving you more time to save. As a final option, you could consider buying a cheaper house temporarily and moving on later when you've built up more equity.
Should I use up all my savings to cover the buyer's costs, or is it wise to keep a buffer?
It's highly recommended to maintain a financial buffer of at least €3.000 to €5.000 after paying the buyer's costs. Immediately after purchasing, unexpected expenses often arise, such as minor repairs, furnishing, moving costs, and higher-than-expected energy bills. You'll also need a contingency fund for unforeseen situations like a broken boiler or a leak.
Can I pay the buyer's costs with my credit card or does it really have to come from savings?
Notaries and other parties usually only accept bank transfers, not credit card payments. Furthermore, credit card debt counts towards your debt burden, which can limit your mortgage options. When you apply for a mortgage, the bank checks whether you have sufficient equity in your checking or savings account, so paying with borrowed money via credit card is not a wise option.
How far in advance should I start saving for a house?
Ideally, start saving regularly two to three years before you want to buy a house. This gives you enough time to accumulate the necessary amount without excessive financial pressure. Also, start building a positive credit history early by paying off existing loans and getting your finances in order, as this will help with your mortgage application.
Does money I've invested in stocks or crypto count as my own money for buyer's costs?
Yes, investments count as equity, but you must first convert them into cash in your bank account before you can pay the costs. Keep in mind that you might lose money upon sale, you might face tax on your profit, and that banks sometimes require proof that the money has been in your account for several months. So plan well in advance if you want to cash in your investments for your home purchase.
What are the consequences if I underestimate the buyer's costs and have insufficient equity?
If you don't have enough of your own money at the time of delivery, the purchase cannot go through and you run the risk of having to pay the seller the purchase price as compensation. This can amount to up to 10% of the purchase price. Therefore, it's crucial to calculate all costs accurately upfront and to have a slightly oversupplied fund rather than too little.
While saving for a house, can I still make other major purchases, such as a car?
It's wise to avoid major purchases and new loans while you're saving and applying for a mortgage. A car loan increases your monthly debt burden, reducing your mortgage borrowing capacity. Moreover, a major purchase reduces your savings for the buyer's costs. It's best to wait on such expenses until after you've purchased your home, or choose a more affordable alternative.
