Viewing tips: What should you pay attention to when buying a house?
Buying a house is an important and often exciting step. During a viewing, you usually only get one chance to
Purchased
Misha Schilder
Chief Operating Officer
Step 1: Understand the Dutch Housing Market
Before starting your property search, it is important to understand the current housing market. The Netherlands has one of the most competitive real estate markets in Europe.
Several factors influence this:
a national housing shortage
strong population growth in cities
increasing demand from international professionals
limited supply of new homes
Facts: According to Statistics Netherlands (CBS), the average price of an existing home reached roughly €487,000 in 2025, with prices continuing to rise. Because supply cannot keep up with demand, homes often sell very quickly after being listed.
For expats who are unfamiliar with the Dutch housing system, this is often the first point where a buying agent can provide valuable guidance. A good aankoopmakelaar can explain local market conditions, average price levels in different neighbourhoods, and what to realistically expect within your budget.
Step 2: Know Your Budget and Mortgage Options
Overview | Insights |
|---|---|
Purpose | Determine how much you can borrow before searching for properties |
How Expats Arrange It | Usually through a mortgage advisor specialized in international buyers |
Key Factors Banks Consider | Employment contract |
Financing Insight | Many expats can finance up to 100% of the property value |
Important Note | Additional buying costs must usually be paid from personal savings |
Typical Additional Costs | Transfer tax |
Estimated Extra Cost | Around 4–6% of the purchase price |
Optional Support | A buying agent can help coordinate with advisors and keep your search within budget |
Step 3: Search for Properties in the Netherlands
Most buyers start their search on Dutch property platforms. The most commonly used websites include:
Funda
Pararius
Huizengids
However, an important thing to know is that not every property reaches these platforms. Some homes are sold within agent networks before being publicly listed. Because of this, buyers sometimes miss opportunities if they rely only on public property websites.
With the nationwide aankoopmakelaar De Huizengids,you can even get access to properties before they appear on Funda, giving you the chance to view and act on homes earlier in the process.
The good part: you only pay for the service if you actually succeed in buying a house.
Step 4: Understand the Dutch Bidding System
One of the biggest differences when buying property in the Netherlands is the bidding process.
How it works:
the property is listed with an asking price
multiple buyers schedule viewings
interested buyers submit their best offer
the seller chooses the strongest bid
Important to know: The asking price is often not the final price. Overbidding is common.
More than 70% of homes sell above the asking price
On average, buyers bid around 5% higher, depending on location
For example:
a house listed for €400,000 may sell for €420,000
a house listed for €500,000 may sell for €525,000
Tip: In competitive cities like Amsterdam or Utrecht, overbidding can be even higher. An experienced aankoopmakelaar can analyze comparable sales and suggest a strategic offer to avoid overpaying.
Step 5: Analyse the Real Value of the Property
Before placing a bid, it’s important to analyse the real market value.
Factors to consider:
Comparable property sales in the area
Square meter prices in the neighbourhood
Renovation or maintenance needs
Energy efficiency of the property
Long-term market trends
Without this analysis, buyers risk making emotional decisions, which is a common reason people overpay for property. Working with a professional aankoopmakelaar helps prevent this mistake.
Step 6: Submit Your Offer
Once you decide to make an offer, it’s usually submitted digitally through the seller’s agent.
The offer may include:
Purchase price
Financing conditions
Desired transfer date
Technical inspection clause
The seller reviews all bids and chooses the most attractive offer.
Important: The highest bid does not always win, sellers may also consider:
Financial security
Flexibility in moving dates
Fewer conditions in the contract
Step 7: Sign the Purchase Agreement
If your offer is accepted, both parties sign the koopovereenkomst (purchase agreement).
Key points:
Buyers have a three-day reflection period
During this time, you can cancel without penalty
After the cooling-off period, the purchase becomes legally binding
Tip: A buying agent can review documents, coordinate with the mortgage advisor, and ensure all conditions are handled properly.
Step 8: Transfer Ownership at the Notary
The final step takes place at a Dutch notary office. During this appointment:
The mortgage deed is signed
The property deed is transferred
The buyer officially becomes the owner
At this moment, the keys to the property are handed over.
Why Expats Often Struggle to Buy Property in the Netherlands
Challenge | Description |
|---|---|
Market Knowledge | Limited knowledge of the Dutch housing market. |
Bidding System | Misunderstanding how the bidding process works. |
Valuation | Difficulty estimating a property's true value. |
Language Barriers | Challenges during negotiations. |
Lack of Insights | Many rely on websites without deeper market data. |
The Biggest Mistake Expats Make
Many buyers try to navigate the process without professional guidance to save money. While understandable, this can lead to expensive mistakes.
Without professional help, buyers may:
Overbid significantly on a property.
Miss structural issues during viewings.
Misunderstand local price trends.
The Result: In competitive markets, this can lead to buyers paying €20,000 to €50,000 more than necessary.
How an Aankoopmakelaar Can Save You Money
A buying agent in the Netherlands, an aankoopmakelaar, represents the buyer and guides them through all 8 steps we’ve just explained:
Understanding the Dutch housing market and local price trends
Determining your budget and mortgage options
Searching for suitable properties, including early access to listings
Explaining the Dutch bidding system and developing a strategy
Analysing the real value of the property to avoid overpaying
Submitting your offer and negotiating with the seller
Reviewing and managing the purchase agreement
Coordinating the transfer of ownership at the notary
By supporting buyers through each of these steps, a professional aankoopmakelaar ensures a smoother process, reduces risk, and helps expats make informed decisions every step of the way.
Should You Buy a House as an Expat?
It’s smart to consider buying, especially since renting can be challenging with high prices and limited availability. The market is competitive, but you can navigate it successfully with the right preparation.
Keys to success:
Understanding local market prices and neighbourhoods.
Knowing your budget and mortgage options.
Being prepared for bidding and additional costs.
Avoiding common mistakes that lead to overpaying.
Working with a professional aankoopmakelaar, like De Huizengids, can make a huge difference. They guide you through every step, give you access to properties before they appear on public platforms like Funda, and help ensure you make informed decisions without unnecessary stress.
The bottom line: If you are an expat looking to settle in the Netherlands and want to make a smart investment, buying a home with professional support is absolutely worth considering.