What are the costs of selling a property? All costs listed (2026)
From asking price to net proceeds
The question "what will my property fetch?" is actually two questions. What will a buyer pay, and what will you have left at the end of the day? Between those two amounts lies a series of cost items that are higher for commercial real estate than for a residential home. Below we list them, with the caveat that amounts vary greatly per property and per service provider.
1. Commission when selling via an agent
Commission in the Netherlands is freely negotiable; there are no fixed rates. For commercial real estate, parties usually work with a percentage of the purchase price or a fixed fee, often supplemented by start-up costs for photography, measurement reports, and listing. Always ask about three things: the percentage, whether it is exclusive or inclusive of VAT, and which costs you still pay if the property is *not* sold (the so-called withdrawal costs).
2. Notary and Land Registry
The deed of delivery is drawn up by the notary. For commercial real estate, notary fees are higher than for an average home because there is more often mention of ground lease, subdivision, VAT agreements, or a specific delivery structure. The cancellation of an existing mortgage registration and the Land Registry searches are additional. Rates are free; it pays to compare quotes. Land Registry rates can be found at kadaster.nl.
3. Valuation and structural documents
A valuation report by a certified valuer usually costs more for commercial real estate than for a home because it is calculated based on rental streams and market capitalisation. In addition, an asbestos inventory, a soil survey, or a NEN 2580 measurement report may be required. For older buildings and industrial halls, these are the rule rather than the exception.
4. Energy label
When selling a property, a valid energy label is mandatory. For offices, a minimum label C has also been required for office use since 2023. If the label is missing, it is a specific point on which buyers will lower their offer. More on this in our article on energy label C for offices.
5. Ongoing costs during the sales period
This is the item that is most often forgotten. As long as the property has not been delivered, you continue to pay mortgage interest, insurance, municipal taxes, maintenance, and potentially security for a vacant building. A sales process that takes eight months instead of two can therefore easily cost several times the commission. Also read: how long does it take to sell a commercial property?
6. Tax
How the proceeds are taxed depends on whether you hold the property privately, via a BV, or in Box 3, and whether the property is delivered with or without VAT. The revision period for previously deducted VAT may also play a role. This is pre-eminently the part to calculate with your accountant in advance; general information can be found at belastingdienst.nl. See also our overview of taxes when selling real estate.
What is eliminated when selling to a direct buyer
We buy properties ourselves: industrial units, retail and catering premises, HMOs and student housing, and other commercial real estate. In that case, the commission is eliminated, sales preparation costs such as photography and measurement reports are eliminated, and the lead time is short, so ongoing costs remain limited. Notary fees remain and tax remains; these do not depend on who you sell to.
To be fair: a direct buyer calculates a purchase price in which risk and speed are factored in. What turns out to be net more favourable depends on your property, your market, and your urgency. You can only make a good comparison by putting both routes side by side on net proceeds and lead time.
Calculation example as a framework
For your own situation, put these four lines together:
Fill in this table with real figures for your property, and the choice usually becomes clear within ten minutes.