What is erfpacht versus freehold in the Netherlands in 2026?

With eigendom you own the land and the building. With erfpacht the landowner (often the municipality) keeps bare ownership while you hold a limited real right and usually pay a canon (ground rent). Deeds may be temporary, continuing with period-end revisions, or perpetual with inflation-linked canon or a buy-off option. Amsterdam opened routes to switch older continuing rights toward perpetual terms; the offer maths depend on land value and conditions.

Banks price erfpacht carefully when the remaining term is short or a revision looms: Foreigner mortgage. Foreigners can buy either structure through the same notary path: Can foreigners buy property.

Read the erfpacht deed, current canon, next revision date, and whether self-occupancy or rental restrictions apply. Add canon to your monthly budget beside VvE fees for apartments: Condominium fees and Property purchase costs. A building inspection still matters for the structure itself: Home inspection.

Neighbourhood choice in Amsterdam often means choosing erfpacht maths as much as canal views: Living in Amsterdam. Renters feel erfpacht only indirectly through landlord costs, but buyers cannot ignore it: Rent.