One of the most common questions from first-time buyers: how much savings do I actually need? The confusing part is that two things are both true. Yes, in the Netherlands you can borrow up to 100% of the home value — a down payment is not required. And no, buying without any own money is practically impossible. The explanation sits in two costs your mortgage does not cover: the buyer's costs, and everything you bid above the appraisal value. Let us walk through the full calculation for 2026.
Part 1: the buyer's costs — always from your own pocket
Your mortgage covers at most the value of the home itself. The one-off costs around the purchase come on top, and you pay them from savings. For a €400,000 home:
• Transfer tax: €0 with the first-time buyer exemption (under 35, price ≤ €555,000) — otherwise €8,000 (2%)
• Mortgage advice: about €2,500
• Notary: about €1,500
• Valuation plus structural survey: about €1,100
• Bank guarantee: about €400
Total: roughly €5,500 with the exemption, €13,500 without. Calculate it for your own purchase price with the buyer's costs calculator — every amount is adjustable.
Part 2: overbidding — the hidden own-money cost
This is the part many starters discover too late. The bank finances at most the appraisal value of the home, not your bid. Bid €430,000 on a home the appraiser values at €410,000? Then the bank lends against €410,000 and the €20,000 difference comes out of your savings — on top of the buyer's costs.
In competitive cities this is the rule rather than the exception: in Amsterdam the average overbid is around 7.5%, in Utrecht 7%. Our bidding guide shows the local bidding range for your neighbourhood and calculates per bid exactly how much own money it requires. For the full picture, read our analysis of overbidding per city and neighbourhood in 2026.
Part 3: the deposit — temporary, but you must be able to front it
After signing the purchase agreement, the seller typically asks for security of 10% of the purchase price: €40,000 on a €400,000 home. You have two options:
• A bank guarantee: the bank vouches for you; costs about 1% of the deposit (≈ €400). This is what most buyers do.
• Pay the 10% deposit yourself into the notary's escrow account. It is settled with the purchase at transfer, but you must have it available for weeks.
With a bank guarantee you avoid needing the €40,000 in cash — one of the reasons it is on the standard buyer's costs list.
So what is the realistic minimum in 2026?
Putting it together for a €400,000 home:
• Best case (first-time buyer with exemption, home bought at appraisal value): about €5,500
• Without the exemption: about €13,500
• With a typical big-city overbid above appraisal (say €10,000-€20,000): €15,000-€35,000
And build in a buffer: moving, furnishing, and any immediate maintenance are not in these numbers. A common rule of thumb is to keep several months of living costs untouched as an emergency fund.
Can you reduce the amount of own money you need?
• Use the first-time buyer exemption below €555,000 — the single biggest saver (up to €11,100).
• Bid with a financing contingency and a realistic price: every euro below or at appraisal value is a euro the bank finances.
• A family gift can help: parents can gift tax-free amounts for a home purchase. Calculate the room with the family help calculator.
• Energy-efficient homes give extra borrowing capacity, which reduces pressure on your own funds — see our energy savings calculator.
Want to work backwards — from your savings and monthly budget to a realistic purchase price? That is exactly what What can I buy? does, including buyer's costs and the exemption.
Please note: all amounts are indicative guide prices for 2026. Your actual costs depend on your situation and the providers you choose.
Sources
• Rijksoverheid – Maximum mortgage and lending rules: rijksoverheid.nl
• Belastingdienst – Transfer tax: belastingdienst.nl
• Vereniging Eigen Huis – Buying costs: eigenhuis.nl
