Short answer: before you sell a house in the Netherlands you arrange eight things: your documents, a valid energy label (energielabel), a sale-ready home, a realistic valuation, an overview of costs, a list of movable items (lijst van roerende zaken), the seller's questionnaire and your choice of estate agent (makelaar). Plan for two to four weeks of preparation.
Selling a house in the Netherlands involves more than a nice listing photo and the right asking price. This checklist walks you through every document, cost and step — ideally before you contact an estate agent.
1. Gather your ownership and property documents
- Deed of transfer (akte van levering) — request from the Kadaster (Dutch Land Registry)
- Building drawings and permits for renovations or extensions
- WOZ valuation (WOZ-waarde) — the official annually assessed value for Dutch property tax
- For apartments: splitsingsakte, VvE annual accounts and meeting minutes
2. Arrange an energy label — required when selling
An energielabel is mandatory when selling a home in the Netherlands. Check EP-Online to see if yours is still valid. Existing labels remain valid; new labels have had a new design since late May 2026, with extra information such as indicators and references to subsidies and advice desks (Volkshuisvesting Nederland, RVO).
A label costs money and takes time, so arrange it before you list the house.
3. Get the house sale-ready
- Small repairs first — a leaking tap or a cracked ceiling corner stands out to buyers more than you'd expect
- Declutter and depersonalise — fewer personal items, more open space
- Don't forget the exterior — first impressions start at the front door
- Professional photography — directly affects how many people click through on Funda
Which repairs matter most? A crack in the ceiling has more effect than a new houseplant. Read which repairs have the most impact.
Not sure what is worth it? See our before-and-after examples or book a Ready-to-sell scan: an objective overview of what is worth doing.
4. Get a realistic property valuation
Do this before you choose an estate agent. Agents sometimes quote an optimistic price during the pitch to win the assignment. Your own price range prevents you from pricing too high and letting the house sit on Funda.
5. Calculate the costs for the seller
| Cost item | Who pays? | Note |
|---|---|---|
| Estate agent commission (courtage) | Seller | On average about 1.1% of the sale price (range 0.9%–1.4%), or a fixed fee of roughly €3,000–7,500. Set-up costs (photos, video) roughly €400–1,000. Check whether the quote includes or excludes 21% VAT. |
| Energy label | Seller | Roughly €250–480, depending on the type of home (apartment roughly €250–280, detached roughly €360–480). Valid for 10 years. |
| Early repayment penalty (boeterente) | Seller | Can apply if you repay before your fixed-rate period ends. The amount depends on your contract; ask your lender for a repayment statement. |
| Cancelling your mortgage (royement) | Seller | Usually roughly €90–500 (often quoted: about €350), including notary and Kadaster. Tax-deductible. |
| Deed of transfer & Kadaster registration | Usually the buyer | Part of the buyer's costs (kosten koper). |
| Moving costs | Seller | Also allow for double housing costs if you already have a new home. |
What you tackle in the home itself depends on its effect: see which repairs have the most impact.
In total, selling costs roughly €4,000–9,500 according to Trustoo (agent, energy label and notary together). Amounts are indications from July 2026 and vary by agent, notary and mortgage; always ask for a quote. Sources: Trustoo (agent), Trustoo (energy label), Hypotheker.nl (royement), Knab and NN.
6. Prepare a list of movable items
List what you're leaving (curtain rails, cabinets, garden shed) and what you're taking — the lijst van roerende zaken. It prevents disputes at transfer.
7. Fill in the seller's questionnaire in advance
As the seller you have a disclosure duty (mededelingsplicht): you report what has gone wrong or been repaired in the house, such as foundation issues, damp, asbestos or renovations without a permit. You do this in the questionnaire (vragenlijst) that goes with the sale. Since 1 April 2026 there is also a foundation risk score (A to E) in the valuation report; with an elevated risk or known problems you must disclose that too (Funda). The buyer has a duty to investigate, but what you know and don't disclose can later be for your account.
8. Choose an estate agent — or sell independently
With a complete file and a sale-ready property, you'll be in a stronger position either way.
Book your Ready-to-sell scan →
FAQ: selling a house in the Netherlands
What am I legally required to arrange when selling a house in the Netherlands?
A valid energielabel (energy label) is required when selling. You must also honestly disclose known defects (disclosure duty). For the notarial transfer you need your ownership details and, for an apartment, the VvE documents.
How long does it take to make a house sale-ready?
Plan for roughly two to four weeks for repairs, decluttering, and arranging documents and the energy label.
Do I need to make my house sale-ready before hiring an estate agent?
Not legally required, but smart: with a well-kept home and a complete file you can judge the agent's valuation better and negotiate commission from a stronger position.
What does selling a house in the Netherlands cost?
The biggest item is usually the estate agent's commission, on average around 1.1% of the sale price (0.9% to 1.4%) or a fixed fee of roughly EUR 3,000 to 7,500. On top of that you pay for an energy label (roughly EUR 250 to 480), a possible early repayment penalty and the cost of cancelling your mortgage. The notary fees for the deed of transfer are normally paid by the buyer.
Who pays the notary when selling a house in the Netherlands?
Usually the buyer: the deed of transfer and registration with the Kadaster fall under the buyer's costs (kosten koper). As the seller you pay for cancelling your own mortgage.
Is an energy label mandatory when selling?
Yes. Existing labels remain valid; new labels have had a new design since May 2026 with extra information.
Can I sell my house in the Netherlands without a Dutch estate agent?
Yes, it is legally possible. You still need a notary for the transfer and must handle listing and negotiations yourself.