Tokenize Real Estate in the Netherlands

Yes. A real estate token that behaves like a share or bond is treated as a MiFID II financial instrument and is regulated by the AFM within EU MiCA, with the DNB handling prudential matters. Public offers of such security tokens need an AFM-approved prospectus, and the EU DLT Pilot Regime allows them to be issued and traded on blockchain.

Yes. The Netherlands places no nationality restriction on property ownership, and foreign investors can hold tokenized fractions. Dutch tax (Box 3) applies to property held as an investment, and MiCA passporting lets compliant offerings reach investors across the EU.

The DLT Pilot Regime is an EU framework that lets tokenized securities be issued, traded and settled on blockchain infrastructure under adapted rules. In the Netherlands it gives security-token offerings – including real estate-backed ones – a tested path within existing securities law, supervised by the AFM.

Two regulators under a 'twin-peaks' model: the AFM (Autoriteit Financiële Markten) licenses crypto-asset service providers, supervises conduct and approves securities prospectuses, while the DNB (De Nederlandsche Bank) handles prudential supervision, including for asset-referenced and e-money token issuers under MiCA.

The Netherlands does not levy a traditional capital-gains tax on privately held real estate; instead, investment property is taxed under Box 3 on a deemed return (6.0% for 2026) at a 36% rate, above a tax-free threshold, and rental income is generally captured within Box 3 rather than taxed separately. A real estate transfer tax also applies on purchase (2% for an owner-occupied home; 8% from 2026 for residential investment property). From 2028 Box 3 is set to move to taxing actual returns. Confirm the treatment of a tokenized holding with a Dutch tax advisor. Those charges sit with the property and its holder; the cost of setting up and operating the offering is budgeted separately — what a project quote covers.

Max Crowdfund, a real estate crowdfunding platform from Max Property Group, received AFM approval and runs on Jelurida's distributed-ledger technology, opening property investment from as little as €100. With the Netherlands among the EU's CASP-licensing leaders, the framework supports further tokenized offerings.