Today marks the first workday after a refreshing two-week vacation. With over 23 years of experience as a certified purchase agent, I’ve guided expats and locals through the housing market. Here’s what’s new for homebuyers in 2025.

Higher NHG Limit

The NHG limit is now €450,000, offering more security to buyers in higher price ranges. Make sure the purchase price matches the property value, as NHG covers only up to 100% of the appraised value.

Stricter Sustainability Standards

Sustainability remains a big focus in 2025. Homes with high energy ratings are in demand because of lower energy costs and environmental benefits. Sellers who invest in solar panels or insulation can attract more buyers and sell at better prices. It’s a win-win for both sides.

Abolition of the Jubelton

The “jubelton,” which allowed parents to gift up to €106,671 tax-free for home purchases, is no longer available. From 2025, tax-free donations for housing are no longer allowed. This change especially affects young buyers who rely on help from their parents.

Changes in Transfer Tax

If you buy a home as your primary residence, you benefit from the lower transfer tax rate. First-time buyers under 35 still benefit from 0% transfer tax for homes up to €525,000. However, if you buy a second home as an investment property, you will pay a higher transfer tax rate of 10.4% of the purchase price. This rule has been in place since 2021 and continues to be a key factor for investors.

Reduced Mortgage Interest Deduction

In 2025, you can claim 35.82% or 37.48% of the mortgage interest you pay as a tax refund. The exact percentage depends on your income and the interest amount. Retirees eligible for AOW can get a refund rate of 17.92% or 37.48%, depending on their financial situation.

Eigenwoningforfait

The eigenwoningforfait rates for 2025 remain unchanged. For homes with a WOZ value up to €1.33 million, the rate is 0.35%. For homes above €1.33 million, it’s 2.35%.

If you own a home, a notional amount is added to your income because your home is considered a source of income. This is called the eigenwoningforfait and is a percentage of your home’s WOZ value.

More Mortgage Space for Singles

Single buyers can now borrow more for a mortgage compared to dual earners with the same income. In 2025, singles can borrow up to €17,000 extra. This allows a single person earning €40,000 to qualify for a higher mortgage than two people earning the same amount together.

A Stabilizing Market

Bidding wars are less frequent, but demand remains high in cities like Amsterdam. A clear strategy is key to securing the right home.

Final Thoughts

According to De Nederlandsche Bank (DNB), housing prices will likely keep rising in 2025. The central bank predicts an average of over €500,000 will be needed for a new home.

In today’s market, working with a certified agent is more important than ever. As an experienced agent, I know the market and have strong connections. If a sale fails and the home comes back on the market, I often hear about it first. Agents prefer working with other agents, which gives you an advantage.

People sometimes overbid without preparing their finances. Remember, mortgages only cover 100% of the property value, which may not match the price you pay. If there’s a gap, you’ll need to cover it with your own funds, in addition to regular buyer costs.

By teaming up with a certified agent, you can navigate these challenges with confidence and ease. With my A-to-Z service, I ensure the process is smooth and secure. My 23 years of experience help you make smart decisions and face any challenges with confidence. If you’re looking to buy in Amsterdam, Amstelveen, or nearby, let’s connect and send me an email via info@burgemeestervastgoed.nl