The basics
Six numbers get you a real answer. Everything else is already set to sensible Dutch defaults.
Purchase price€ 525.000
or set size and price per m² below
Size75 m²
Price, size and €/m² stay linked — set any two and the third follows. Size doesn't change the outcome; it's context (and prep for Funda prefill).
Rent you'd pay instead€ 2.300 / mo
Price-to-rent 19.0× — under 15× usually favours buying
How long you'll keep the home10 years
Your own money in€ 52.500
10% deposit · borrowing € 472.500
Mortgage rate4,00%
€ 2.256 a month over 30 years
First home you'll live instarter exemption
The starter exemption (startersvrijstelling): buy your first home to live in, aged 18–34, for € 555.000 or less, and you pay 0% transfer tax instead of 2%.
Transfer tax € 10.500 at 2%.
Costs to buy and sell, VVE, maintenance, OZB, erfpacht, mortgage protection, tax rules and market assumptions.
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Where the money actually goes
Buying
Transfer tax (overdrachtsbelasting)2% of € 525.000−€ 10.500
Buying agent (aankoopmakelaar)1,00% of € 525.000−€ 5.250
Notary — transfer deedone-off−€ 900
Notary — mortgage deedone-off, deductible−€ 800
Valuation + surveyone-off−€ 1.400
Mortgage advice + bank guaranteeone-off, deductible−€ 3.000
Life + disability cover€ 60/mo for the mortgage term−€ 7.200
Mortgage intereston a € 472.500 loan at 4,00%, annuity−€ 170.449
VVE contributions€ 175/mo, indexed 2,0%/yr over 10y−€ 22.994
Maintenance reserve0,50% of value per year, over 10y−€ 29.006
OZB (municipal property tax)0,045% of WOZ (95% of value)−€ 2.480
Water board + sewerage€ 29/mo owner charges−€ 3.832
Selling costs1,00% of the € 639.972 sale price + € 300−€ 6.700
Mortgage interest relief (HRA − EWF)interest deducted at 37,56%, less eigenwoningforfait€ 56.776
Tax back on buying costs37,56% on notary, advice, valuation in year 1€ 1.728
Capital appreciation on the homemarket growth at 2,0%/yr, over 10y€ 114.972
Investment gains (surplus invested)surplus vs renting, compounded at 7,0%€ 12.434
Net cost of housing€ 78.601
per month€ 655
Renting
Rent paid€ 2.300/mo, rising 3,0%/yr over 10y−€ 316.403
Box 3 wealth tax on portfolio36% on a deemed 6% return, over 10y−€ 593
Investment gains on portfolio€ 74.350 deposit + savings, at 7,0%€ 71.849
Net cost of housing€ 245.146
per month€ 2.043
Both columns show what the money costs you, not what you hand over. A mortgage payment isn't a cost — the part that repays principal turns into equity, so only interest, fees, taxes and upkeep are burned. Rent is burned entirely, but the renter's capital is compounding meanwhile. The gap between the two totals is the same € 166.546 shown at the top.
The gap over time
How much richer buying leaves you, year by year