Key Money in Amsterdam Home Purchases: Avoiding Hidden Costs

When purchasing a property in Amsterdam, where the housing market is overheated and prices are sky-high, key money is often disguised as 'transfer costs' or 'security contributions'. However, this practice is questionable under the law governing the sale of movable and immovable property (Dutch Civil Code, Books 3 and 7), which requires all additional costs to be explicitly stated in the purchase agreement. In vibrant neighborhoods such as De Pijp or the Jordaan, this phenomenon is more common due to high housing demand. Key money is not a standard fee, except for duplicates in cases of multiple residents. **Reasons for Reclaiming Key Money:** If the seller promised to install new locks – essential in a city like Amsterdam with high burglary rates – but failed to do so, or if the amount exceeds the market-conforming price (averaging €80 in the region). **Procedure:** Send a registered letter demanding repayment within 14 days of delivery. If refused, initiate proceedings at the Amsterdam District Court via a summons; the cantonal judge handles such cases efficiently. **Example:** A buyer in Amsterdam-Zuid claimed back €180 after old keys were reused without significant costs, despite the promise of new cylinders. The Amsterdam District Court ruled in favor of the buyer, citing misleading information and breach of duty of care. **Tip:** Have an Amsterdam notary review the deed for hidden clauses, especially for canal houses with historical locks. This helps avoid unnecessary expenses in Amsterdam's competitive housing market.