Area: 35.054 km2

Population: 16.305.527

Capital: Amsterdam

Language: Dutch

Currency: Euro (?)


Looking for property

There are many ways to look for real estate property in the Netherlands. Nowadays the Internet provides lots of information of real estate for sale. Using the ?Google? search engine also shows a great variety of private houses and appartments for sale or to let.
The website of Vereniging Eigen Huis (www.eigenhuis.nl), with 660.000 members the largest house owners association in Holland and probably in the world, provides an interesting offer of about 1.000 dwellings for sale and many other member services as well.
The most visited internetsite is www.funda.nl. This website contains about 100.000 houses and appartments for sale offered by real estate agents, members of NVM, the largest organisation of real estate brokers in Holland.
They are many estate agents in every region of the Netherlands. They act either on behalf of the seller or on behalf of the purchaser. A written contract is advised if you decide to call in a real estate agent to negotiate on your behalf. Brokerage fee is negotiable. The average percentage is 1.6% of the agreed purchase price (+VAT).
VEH provides special member services at reduced rates for those who want to buy private property with real estate agent assistance.
Of course it is also possible to get in touch directly with the selling party, without interference of a real estate agent.

Information, investigation

The seller of property is legally obliged to give sufficient and clear information regarding the property to be sold. The purchaser however is expected to consult development plans and possible other public restrictions. When information of the selling party is obscure or vague, the purchaser is strongly recommended to have a technical survey conducted.


Contracting

Oral contracts concerning private property in the consumersmarket are no longer valid. All agreements have to be put in writing and signed in order to obtain legal status.
When buying an existing house as a private person, the buyer obtains a three days ?cooling-off? period in which he can cancel the contract without given reason and free of obligations or compensation. Interference of a real estate agent or notary when writing up a contract is not obligatory.
To ensure that the quality of the real estate fulfils ones expectations, members of VEH are offered a full technical survey by qualified building engineers as well as standard contract forms.

Averages housing prices

The average price on the housing market is ? 225.000,- (2005). Houses are more expensive in the provinces of North Holland and Utrecht (average ? 250.000,-) and lower in the northern provinces such as Groningen, Friesland en Drenthe (average ? 180.000,-). Prices in Dutch capital Amsterdam are by far the highest in the Netherlands.
The Dutch Kadaster (www.kadaster.nl) provides indexes concerning value development of real estate and current selling prices.

Financing property: mortgages

Commercial banks in the Netherlands offer a great variety of mortgage products. You can deal directly with a bank or through an intermediary. VEH offers members special services via Eigen Huis Mortage Service. Information is to be found on the VEH website.
Interest rates vary according to the fixation period of the interest rate: the longer this period, the higher the interest rate. The average interest for mortgages with a interest fixed period of 5 years is about 4%. The mortage is surcharged by notary costs (free negotiable), registration fees and commission (in total 2% of the purchase price).

Valuation of property

Commercial banks will demand a valuation report of the property to be bought. VEH offers members special services regarding valuation of real estate property (Eigen Huis Valuation Service).

Property transfer

Transfer of real estate property in the Netherlands can only be excuted through interference of a notary. Notary fees are free and negotiable. VEH offers members special notary services (Eigen Huis Notary Services) at attractive rates regarding property transfer of excisting real estate.

Transfer taxation

In the Netherlands transfer tax rate is 6% of the purchase price in general to be paid by the purchaser.


Cadastral registration

Every real estate property is registered in the national ?Kadaster?. Transfer of property must therefore also be registered at the Kadaster. Real estate agent and notary consult the cadastral registers to investigate whether buying and selling of property is free and clear of legal problems.


Vereniging Eigen Huis

Vereniging Eigen Huis (VEH) is the largest independent consumer organisation with 660,000 members. Our chief task is the provision of services to members (owner occupied dwellings), whereby VEH will always act in the most objective manner possible. In addition to representing individual member interests, we also represent the general interests of Dutch home owners. We are in discussions and negotiations with the central government, with local authorities, financiers, estate agents, lawyers, construction companies, etc. The website of Vereniging Eigen Huis provides all necessary information on how to buy or sell private property in the most responsible way.


Formalities
(source: Ministry of Justice of the Netherlands)

Permanent residence
If you want to obtain a permanent residence permit
After you have been in the Netherlands for 5 consecutive years on a temporary residence permit, you can apply for a permanent residence permit.
Conditions:
?you have held a temporary residence permit for a minimum of 5 consecutive years;
?you have a residence permit for a non-temporary objective, such as family reunification or employment;
?you have sufficient means of support
?you do not constitute a risk to the public order

If you meet the conditions, you can apply to the IND for a permanent residence permit.
Please note:
EU nationals who are staying in the Netherlands on the basis of the EC Treaty are not obliged to have a residence permit. Therefore, if you are an EU national and are staying in the Netherlands legally, but do not have a residence document, you must use other documentary evidence to prove that you have legally been in the Netherlands for 5 years.
Documents
You will need to produce the following documents:
?Valid passport
?Proof of health insurance
?Current residence permit
?Documentary proof of income
?Documentary evidence showing that you have been resident in the Netherlands for 5 consecutive years on the basis of a valid residence permit immediately prior to your application.

Fees:
The fee for the application is ? 890.-.
The residence document must be renewed every 5 years. There is no fee for this.
You can obtain the application form for a permanent residence permit: