From 2027, first-time buyers pay no transfer tax on homes up to €615,000

Buying your first home and under the age of 35? In many cases, you won't have to pay any property transfer tax. This is known as the first-time buyer's exemption (startersvrijstelling), and from 1 January 2027, the threshold will increase significantly, from €555,000 to €615,000. In Amsterdam, where many apartments fall within this price range, that could mean the difference between paying 2% transfer tax and paying nothing at all.

How it works in 2026

In 2026, the first-time buyer's exemption applies to properties valued at up to €555,000. If the property exceeds that amount, even by a small margin, the entire exemption no longer applies and you'll pay 2% transfer tax on the full taxable value. For a property worth €560,000, that's €11,200.

What's changing in 2027?

From 1 January 2027, the threshold will increase to €615,000. The Dutch State Secretary for Finance officially confirmed this in December 2025 as part of the annual adjustment regulations, which link the threshold to changes in the average WOZ property value in the Netherlands. This is already confirmed legislation, not a proposal still awaiting parliamentary approval.

Here's an example. Say you're a first-time buyer purchasing an apartment for €600,000. If the property is transferred to you in December 2026, you'll pay €12,000 in transfer tax. If the transfer takes place in January 2027, you'll pay nothing.

What matters is the date you sign the deed of transfer at the notary, not the date you sign the purchase agreement.

The conditions

• You must be at least 18 years old and under 35 on the date you sign the deed of transfer at the notary.

• You must intend to live in the property yourself for an extended period. Properties purchased to rent out do not qualify.

• You must not have used the exemption before. You can only benefit from it once in your lifetime.

• The property's value must not exceed the applicable threshold: €555,000 in 2026 or €615,000 in 2027. The value of any garden, storage building or garage is also included.

• Before completion, you must provide the notary with a signed declaration confirming that you meet the conditions.

Watch out for leasehold (erfpacht)

Many properties in Amsterdam are built on leasehold land. If the property has ongoing ground rent payments, the Dutch Tax Administration adds the capitalised value of those payments to the property's value for transfer tax purposes.

This means an apartment purchased for €590,000 with ongoing ground rent could end up exceeding the exemption threshold. Make sure to check this before assuming you qualify.

The VvE reserve fund and outstanding loans

When you buy an apartment, you also acquire a share in the reserve fund of the Homeowners' Association (VvE). This is the money set aside for maintenance and repairs to the building.

Your share of that fund is not considered part of the property itself. The notary records it separately in the deed of transfer and deducts it from the purchase price when calculating transfer tax. This also applies when determining whether the property falls within the first-time buyer's exemption threshold.

If the VvE has a healthy reserve fund, this could make all the difference.

For example, an apartment purchased for €620,000 with an €8,000 share in the reserve fund has a taxable value of €612,000. That means it falls below the €615,000 threshold in 2027.

However, it can also work the other way around.

If the VvE has taken out a loan, for example to replace the roof, and you take over part of that debt as the buyer, that amount is included in the value used to calculate transfer tax.

The Dutch Tax Administration provided an example of this in 2025. A 34-year-old buyer paid €500,000 for an apartment and took over €30,000 of an outstanding VvE loan. The Tax Administration calculated the total value at €530,000. This exceeded the threshold of €525,000 that applied at the time, meaning the buyer no longer qualified for the exemption.

Before making an offer, it's therefore worth checking how much money the VvE has in its reserve fund and whether there are any outstanding loans. You'll find this information in the VvE documents, and the notary will request the relevant figures when preparing the deed of transfer.

Buying together

If you're buying a home together, the Dutch Tax Administration looks at the value of the entire property, not just your individual share.

If one of you doesn't meet the conditions, for example because they're already 35 or have previously used the exemption, the exemption will only apply to the person who qualifies. The other buyer will pay 2% transfer tax on their own share.

What this means if you're currently looking for a home

If you're searching for a property in the €555,000 to €615,000 price range and expect to buy towards the end of this year, it's worth discussing with your buying agent and notary whether completion in early 2027 would be possible.

Sellers are often understanding about this, especially if you bring it up early in the process.

At Good Guys, we're happy to help you explore your options and figure out what makes the most sense for your situation.

 

FAQ's

What is the first-time buyer's exemption threshold in 2027?

The threshold is €615,000 for property transfers taking place from 1 January 2027. In 2026, the threshold is €555,000.

Does the VvE reserve fund count towards the property value?

No. Your share of the VvE reserve fund is deducted from the purchase price. However, any share of an outstanding VvE loan that you take over is included in the taxable value.

Which date matters: signing the purchase agreement or completing the transfer?

The date of completion at the notary, when the deed of transfer is signed.

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