The Costa del Sol has long attracted buyers from across Europe, but over the past two years, a clear shift has taken place. Buyers from the Netherlands and Belgium are arriving in growing numbers — and with them, a distinct set of expectations, financial habits, and cultural backgrounds that shape how they approach the property market here.
In a recent episode of The Country Files, Maarten Glaser of Glaser Group, Marlene De Vijt of Azull, and Peter Franke, co-founder of Franke & de la Fuente law firm, sat down to discuss exactly this.
Two countries, one language — and very different mentalities
Though Dutch-speaking buyers from both countries are often grouped together, the panel was quick to draw a line. The shared language is largely where the similarities end. Belgian buyers, particularly those from the Flemish-speaking part, tend to be more family-oriented, private, and security-focused. Dutch buyers are typically more direct, commercially minded, and willing to take financial risk.
“leaning towards family, security, generational wealth planning […] The Netherlands, trade, commerce, finance.” — Maarten Glaser, Glaser Group
A different buying process at home — and the surprises it creates
Both Dutch and Belgian buyers arrive with a very different reference point for how property transactions work. In the Netherlands, there are no lawyers involved — notaries carry out the legal checks and contracts are signed within days of an offer.
“There are no lawyers involved in the Netherlands. All the work […] is done by notaries.” — Maarten Glaser, Glaser Group
In Belgium, the system is entirely different. “It’s a very highly regulated market. They’re very strict rules.” — Marlene De Vijt, Azull
Belgian agents must hold licences, carry mandatory insurance, pass examinations, and operate under ongoing government supervision. When these buyers arrive in Spain and find that agents are not licensed in the same way — and that a lawyer must be separately engaged to carry out due diligence — it comes as a genuine surprise.
The role of the lawyer: non-negotiable
For both nationalities, understanding the role of the Spanish lawyer is a key part of the buying journey. Peter Franke of Franke & de la Fuente noted that Dutch clients are typically direct and expect clarity immediately.
“They ask very direct questions, good questions. And when they feel that they have a clear understanding of the content of the contracts and the terms and conditions, then they relax and they move on and they do business.” — Peter Franke, Franke & de la Fuente
For Belgian clients, trust is built more gradually and through personal interaction before they are comfortable proceeding. Maarten Glaser was candid about the importance of independent legal advice.
“I always advise my clients not to believe the brokers and the agents because there is so much nonsense being told. I tell them, your backstop is your lawyer.” — Maarten Glaser, Glaser Group
“Don’t trust anybody.” — Maarten Glaser, Glaser Group
Tax-driven demand: why the numbers are shifting
The increase in Dutch buyers over the past two years is closely linked to changes in Dutch tax legislation — specifically the so-called box three system, which imposes a wealth tax on fictitious income from second properties, even if no rental income is generated. Many investors have found it significantly more favourable to hold property in Spain instead.
“The Dutch government is blowing everything to pieces in matters of years.” — Maarten Glaser, Glaser Group
Marlene De Vijt confirmed the shift in her own client base.
“We went from 30% Dutch buyer, 70% Belgium. It’s completely the other way around.” — Marlene De Vijt, Azull
Mobility vs. stability
One of the more striking cultural differences discussed was how often each nationality moves.
“On average, the Dutch move 13 times in their life, the Belgians five.” — Maarten Glaser, Glaser Group
This shapes everything from mortgage preferences to how buyers approach a purchase. Belgian buyers rarely stretch their financing and are averse to risk. Dutch buyers are more likely to leverage their assets and take a more active investment approach.
What this means for buyers considering the Costa del Sol
Whether you are coming from the Netherlands or Belgium, the Costa del Sol property market operates under different rules than what you are used to. The legal structure, the role of agents, the negotiation culture, and the tax framework are all distinct — and understanding these differences early in the process makes for a smoother transaction.
Working with experienced legal and advisory professionals who understand both where you are coming from and how the Spanish system works is not just recommended. It is essential.
This article is based on Season 2, Episode 1 of The Country Files, produced by Franke & de la Fuente.
