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What does selling a house cost in 2026?

The biggest cost in a house sale isn't tax and isn't the civil-law notary — it's the estate agent's commission. Here it all is in one place: what everyone pays, what only comes with an estate agent, and what you keep when you do it yourself.

The biggest item: commission

A selling agent in the Netherlands typically charges 1 to 2 percent of the sale price, often around 1.2 to 1.6 percent, excluding VAT. On a sale price of € 450,000, 1.4 percent is about € 6,300 — and with VAT on top, over € 7,600. Many firms add start-up fees (a few hundred euros), and sometimes withdrawal fees if you stop partway. The percentage feels small; the amount is not: for most people it's around three months' net salary.

Costs you always have — with or without an estate agent

An energy label is legally required the moment you advertise; a registered assessor visits and that typically costs a few hundred euros. If you have a mortgage, at completion you pay discharge fees to the notary for removing it from the register at the Kadaster (Dutch land registry) — expect € 200 to € 300. The deed of transfer itself is customarily paid by the buyer in the Netherlands (that's part of the buyer's costs (kosten koper)). And moving costs whatever moving costs.

Costs when you sell yourself

Sell without an estate agent and you replace the commission with a platform fee. On Panvia that's € 895 excl. VAT for 24 weeks — paid once, no success fee, no automatic renewal. Want to make life easier, then hire in exactly what you need: a property photographer typically costs € 150 to € 300, and an hour with a notary or lawyer on the purchase agreement about the same. Even with those extras you stay far below one percent commission.

The sums side by side

Sale price € 450,000. Estate agent route: commission 1.4% + VAT ≈ € 7,600, plus start-up fees. Doing it yourself, via Panvia: € 895 + VAT, perhaps a photographer and an hour of legal advice — around € 1,500 in total. The difference, over € 6,000, is not a discount and not a trick: it's work you do yourself. Scheduling viewings, answering questions, negotiating — the full step-by-step plan is written out here.

What you don't pay without an estate agent

No start-up fees, no withdrawal fees, no success fee and no renewal clause. And perhaps most important of all: no one else with an incentive to settle quickly. An estate agent on 1.4% earns just € 140 on an extra € 10,000 of sale price — for you, that same € 10,000 is simply € 10,000. Negotiate yourself and you negotiate for one hundred percent of your own interest. Do start with a good price though: here's how to set your own asking price.

List your property for € 895