Ready to learn how to buy a house in The Netherlands? This ebook has everything you need to know. From eligibility to the closing date, you’ll learn the ins and outs of Dutch real estate.
Learn how to be the best possible buyer and increase your odds of buying a home in this overheated market by understanding the Dutch buying process and using tips direct from experienced makelaars.
Interested in reading The Ultimate Buyer’s Guide for Expats in another language? We also have it available in Afrikaans, Chinese, Dutch, French, German, Hindi, Polish, Portuguese, Russian, Spanish, Tamil, Turkish, and Ukrainian. Contact us for a free pdf in your preferred language.
Established in February 2024 by Kim & Matthijs Metselaars, the mission of The Xpat Agent is to empower internationals to find themselves at home in The Netherlands.
Our multinational team boasts over 30 years of combined experience in the local real estate market, helping clients navigate the complexities of home buying and selling.
We pride ourselves on our deep understanding of the Eindhoven area and its unique challenges. Our makelaars are registered NVM makelaars and have built strong partnerships with local professionals.
Recognized for our exceptional service, we are dedicated to providing high-quality educational resources to ensure your success in finding your dream home.
Our Values
This is our ‘how’
At the Xpat Agent, our values guide every aspect of our work and interactions. They define who we are, what we stand for, and how we deliver excellence to our clients. Here are the core values that shape our approach:
Integrity – We uphold the highest standards of honesty and ethical behavior in all our actions. Integrity is the foundation of our relationships with clients, partners, and team members.
Excellence – We strive for excellence in everything we do. From the quality of our content to the services we provide, we are committed to continuous improvement.
Empowerment – We aim to empower our clients with the knowledge and tools they need to succeed. Our goal is to inspire confidence and enable individuals to reach their full potential.
Customer-Centric – Our clients are at the heart of everything we do. We are dedicated to understanding their needs and exceeding their expectations with tailored, high-quality solutions.
Accountability – We take responsibility for our actions and outcomes. Accountability ensures that we are reliable and trustworthy, always delivering on our promises.
Meet our team
Kim Metselaars
CEO
With an earlier career at Rabobank and years working in real estate, Kim’s role as CEO suites her perfectly. Kim is married to Mathijs & they share 3 sons as well as their golden retriever Sjors. She speaks Dutch & English.
Mathijs Metselaars
Owner
Accompanying his dad to appraisals since he was 4 years old, real estate sits in Mathijs’ DNA. A real people person and networker, his motto is that ‘real estate is not about houses, but about people.’ Mathijs speaks Dutch & English.
Lambert Vermeulen
Makelaar
Despite his young age, Lambert has been working as a makelaar for over 20 years! His English is impeccable, as is his Dutch naturally. And his connections with other makelaars in the area ensures that Lambert gets things done.
Yves Lamé
Makelaar
One of the youngest makelaars ever to take the oath as a registered broker, Yves is a seasoned professional when it comes to real estate. Having lived his whole life in Heeze except for the year he hiked Asia, Yves speaks Dutch & English.
Srimala Narayan
Office manager
Originally from Bangalore, Srimala speaks Kannada, Tamil, Hindu, Telugu, English & Dutch! She moved to The Netherlands with her husband, two children, and dog Bruno and has already bought a home twice.
Amy Harper
Content manager
Amy is our resident American, content manager, social media strategist, and in-house photographer. Amy and her family with 4 children moved to Eindhoven in 2018. The whole family speaks Dutch & English.
Lotte van Kalsbeek
Office manager
A true Dutch lady, Lotte speaks Dutch and English and is ready to help you with any questions you have. Lotte is also currently studying to become an assistant makelaar.
Sjors
Office dog
Sjors is the beloved and well travelled house pet of Kim and Mathijs, as well as a regular at the offices of the Xpat Agent. He is a very good boy and a gentle friendly soul.
Welcome homebuyers!
Hi! We are here to help
The idea behind The Xpat Agent began in 2016 when Kim and Mathijs Metselaars bought and later sold their first property in foreign country, in Spain. Despite being experienced makelaars themselves, they quickly ran into problems and questions that they struggled to find answers for.
Realizing this is a common experience for many internationals, Kim and Mathijs decided to help.
Since then, The Xpat Agent has grown to help many internationals like yourself to understand the home buying process and buy their Dutch dream home. Through resources like this ebook, educational videos, access to experienced local makelaars, and referrals to trusted partners offering exceptional international client services, The Xpat Agent strives to help you find yourself at home in The Netherlands.
With this ebook in particular, you’ll gain greater understanding of how to buy a home in The Netherlands, better insight into the current market, what you need to stand out in the best way during a bidding war.
We understand the home buying process as an international feels intimidating. Many of us are expats, too, and have gone through the same process. With the right resources, it works! And we are here for the questions. When you are done reading this guide, we’d love to hear how it helped you in your home buying process. Drop us a line or leave us a review.
Honest is honest: if you are only planning on staying 3 years or less, buying a home may not be the best option for you. But if you are planning to stay, investing in a home can bring financial stability and a feeling of coming home.
The current market & your home search
We want to ensure that you are informed and prepared before making one of the largest investments of your life. Here’s what you should know about preparing to buy a home in The Netherlands:
Some of the most important considerations for internationals entering the real estate market to consider include the current market, your eligibility, and how you can secure a mortgage.
In September of 2024, the home prices for existing owner-occupied dwellings in The Netherlands were 11.4% more expensive than the same time last year, the largest increase in home prices two years.
Driven by a variety of factors, the housing shortage in The Netherlands continues to impact both the rental and the buying market.
While this can be discouraging, with the right tools, patience, and luck, you can still find yourself at home here.
It does mean that your preparation steps are vital to success, as is acting decisively and making a positive impression on the seller.
It used to be that banks would not allow internationals to secure a mortgage before they’d lived in the country for 5 years. Fortunately, those kinds of restrictions are becoming a thing of the past. Now, with a valid passport, BSN, proof of income, and proof of registration in The Netherlands, anyone can buy a home.
Still, international buyers only made up 2% or less of the home buyers in 2024, with the highest concentration of international buyers in Amsterdam, Veldhoven, and Eindhoven. This brings up an important question.
Initial thoughts on whether you should buy a home
Our advice based on experience is that if you plan to live in The Netherlands three years or less, its best to rent your home. The costs of owning a home will not weigh the benefits in that short a time period.
Benefits of renting include the ability to (usually) cancel your rent at any time. You also know your costs & major maintenance is usually done by the landlord.
But there are advantages to owning your own home, too. One is that your monthly mortgage payments usually remain the same, whilst rent continues to climb. Also, any increase in the value of the home is yours.
You will be eligible for tax relief on the mortgage interest, and a number of costs relating to financing a house in The Netherlands are tax-deductible.
How best to prepare & explore your options
Before you start your search for a home, ask yourself if you are eligible for a mortgage. Unless you have the required money in cash, you will need a mortgage. And to get one there are several things you need to have.
For instance: you need to be living and registered in The Netherlands, have proof of income or employment, a BSN (Burger Service Nummer), a valid passport, and possibly proof of the ability to extend the visa if you are not an EU resident.
Preparing for a mortgage
If you meet all the requirements, then it should not be a problem to get a mortgage. We are also happy to help you by putting you in touch with an expert advisor who specializes in expat mortgages. While mortgages aren’t pre-approved in The Netherlands, you will know how much of a mortgage you are likely to qualify for. To prepare, gather relevant documents.
Mortgage documents to gather
Copy of valid passport(s)
Resident permit (if applicable)
Recent salary slips (no older than 2 months)
A statement about your employment (no older than 2 months)
Your contract of employment
Confirmation letter of 30% ruling (if applicable)
Overview of assets/savings
Overview of credits/loans
Self employed?
You may be asking if you still qualify for a mortgage. The answer is yes. In most cases you will need to have at least one year of running your business. And if you have been in business for less than 3 years, your qualifying income may not count in full.
When looking at your application, mortgage providers will consider what industry you work in, your fixed expenses, how much risk you take in your business, how your business and profits have developed, and your expectations for the future of your business.
Buying a house to let
In The Netherlands, you can’t get a standard mortgage if you are renting out your house, even if you are planning to move abroad. If you want to rent out your home, you can get a special buy-to-let mortgage.
These mortgages have a higher interest rate and are not tax deductible.
Owning houses in other lands
If you also own a home in another country or work abroad, you may not be eligible for the mortgage interest tax relief.
If you already have a mortgage and plan to move abroad, be prepared to ask permission from your bank to rent the home out. This can impact the interest rate of your mortgage.
Your costs as a buyer
Buyer’s costs, or kosten koper (k.k.), are the expenses you have to become the owner of a home. These costs cannot be financed in your mortgage. That means you need enough money to pay them yourself. You can count on buyers costs between 4-6% of the purchase price, but many part of the buyer’s costs are tax deductible.
Standard costs
2% Transfer tax: In The Netherlands, the government charges a transfer tax of 2% of the purchase price to a buyer when they buy a home. Normally, a notary draws up a deed of transfer before closing. They then charge the property transfer tax owed, file the property tax return on your behalf, and pay the tax to The Netherlands Tax Administration (Belastingdienst).
Keep in mind that if you are under 35 years old at the day that the home is transferred to you, and it’s your first Dutch home, and you bought it for a maximum price of € 510.000) (2024), you are exempt from paying the transfer tax! If you buy a home with your partner and only one of you is under 35 at the transfer date, the tax will be 1%.
This is an exemption that the government made to help young people to buy their first home and is also applicable if you don’t have the Dutch nationality. The home itself needs to be in The Netherlands of course.
Notary fees: the notary is the only one authorized to transfer your new home. For this purpose, they draw up two notarial deeds. These are the deeds of delivery (transfer deed) and the mortgage deed. Both deeds are mandatory when buying a house with a mortgage. Notary fees for a standard transfer and mortgage are around €1500.
Other possible expenses
These are the costs that every buyer has, but it is likely that you will also be confronted with some other costs. This of course differs per candidate. The most common costs are related to the mortgage. Think for example of these other possible expenses (based a €400.000 loan) The given costs are an estimate:
Mortgage advisor & brokerage costs. Approximately €3000
Application & deposit for NHG (National Mortgage Guarantee). If you decide to guarantee your home against a possible time when you can’t pay the mortgage, it’s 0,6% of the mortgage so €2400
Bank guarantee costs. 0,01% of the mortgage so €400
Interests & costs of bridging loans. This depends on the rate and the length of the bridge loan.
Certified appraisal. €750-€850
Buyer’s makelaar’s commission. approximately €4000-€6000
Building inspection. +/-€350
Of course, the applicable costs differ per buyer, but at least you have an idea of possible extra expenses. And different rules apply to someone aged 59 than to someone aged 29. Internationals who have the official “30 percent ruling,” also face different tax conditions than the average buyer.
So always get extensive information from a certified mortgage advisor first, certainly before you go and view a home or even make an offer on it. Valuable information prevents problems and disappointments.
Using a mortgage calculator
If you want to know how much you can borrow, you can often get a general idea of your maximum borrowing by filling in a loan calculator online. This cannot be compared to individual, tailor-made advice. For example, one mortgage bank looks at variable income such as a “bonus” differently than another. But it can give you a ballpark figure of what you can expect.
Should you use a buyer’s makelaar (aankoopmakelaar)?
Ok, now you know what you can borrow and what conditions you need to meet to qualify for a mortgage. Now you must decide whether you are going to look for a new home yourself or whether you are going to hire a makelaar. A buyer’s makelaar helps with the search and guides you wherever he or she can. Of course, you can also do it yourself because that doesn’t cost any money. Here are a number of pros & cons to consider:
Pros
Cons
Buyer’s makelaars know the market, Dutch laws and location. Their local experience and connections are at your disposal.
The buyer’s makelaar commission is a percentage of the home sale, and as such, can be too high for some buyers to pay.
They tend to be professionally objective. Both buyers and sellers benefit from the emotional detachment a buyer’s makelaar brings.
Choosing the right buyer’s makelaar can take time, as it is important to ensure they are licensed and don’t have conflicts of interest.
Buyer’s makelaars can save you time and money, streamline your journey, and reduce the associated stress.
The buyer’s makelaar might not provide enough value to justify their fee, especially in straightforward transactions.
Buyer’s makelaars can negotiate better deals than simply working through the seller’s makelaar.
A lack of communication between the buyer and makelaar can lead to unsuitable property selections, frustrating the buyer’s objectives.
Buyer’s makelaars can get their buyers into homes that are no longer accepting viewing requests, and give head’s up about upcoming homes.
For those who prefer a more independent approach to their home search, partnering with a buyer’s makelaar can feel limiting or frustrating when that makelaar needs to juggle the needs of multiple clients.
Interested in talking to us about how our buyer’s makelaars can help you in your homebuying journey? Hit this button up to be taken to our contact information.
When you are looking for your perfect home, it is important that you first determine what you want. The three most important criteria are of course price, location, and type of home.
Searching for your Dutch home
If you know exactly what you can spend, where you want to live and what kind of home you are looking for, then you are a long way to your goal already.
Based on that, you can get started with your wishes and investigate whether what you want is also feasible. However, there are more choices that you should consider. For example:
“Row house” versus “apartment” or: “Ready to move in” versus a “fixer-upper,” The “city” versus a “village” or “1930s charm” versus “sustainable new construction.”
Of course, not everyone has a set plan or goal in mind. And it also depends on what you come across on the market. Your opinion may very well change with time.
There are several ways to find your dream home
And there are many things you as a buyer can do to keep an eye on whether a suitable home can be found for you. We will highlight the four most important ones.
Funda.nl: Well, who doesn’t know about Funda? It is the site in The Netherlands where most of the housing supply appears. Funda is perfect for taking a good look at your new home, studying the floor plan, taking a virtual tour, and learning something about the neighbourhood. There are also many options to set the search filters so that you only see listings that are interesting to you.
You can also create a personalized account on which you create your search profile. This way you automatically receive the new listings that are interesting to you in your inbox. The site works perfectly and the search for many prospective buyers starts on Funda.
Are there any other relevant web pages with the supply of homes?
No. Funda has no competition, and practically all homes offered for sale are on this page. Only the supply that makelaars in the so-called “silent sale” do not have. But then again, they are not on other sites either.
Your dream home here
Word of mouth travels fast
The only disadvantage of Funda is the fact that everyone is looking at it. With you, there are a few thousand people who are also looking. To give an example; in October 2024, Funda had approximately 5000 registered searchers between €300,000 and €500,000 in Eindhoven.
The active Eindhoven housing supply on Funda at that time consisted of only 33 homes and 18 apartments! The conclusion is that Funda is very user-friendly and convenient but does not give a competitive advantage over other buyers.
You can also use your own network. In your own network, you have people who have gone through a similar process like friends, compatriots, neighbours, or colleagues. Ask them for advice, for example. Or do you happen to know that a colleague from your work is going to move to another country soon? Then ask them what the plans are for their home. You never know what it might lead to.
Also ask at the gym, the tennis club, or the coffee machine at work. Let people around you know that you are looking for a home. They will certainly want to help you, and you never know what it will yield.
Other sources
Exploring your options
Go Social: Follow a number of sales makelaars who are active in the area where you want to live. Most of them have a Facebook & Instagram page. They also post their latest offers there. Often, they give a kind of “sneak preview” of a home that is going to be for sale a few days before the home is placed on Funda. That way, you know about that home before it appears on Funda.
Work with a buyer’s makelaar: You can also choose to work with a makelaar. This has many advantages, including when looking for a home. A good makelaar can inform you about available homes before they are published on Funda. The better makelaars offer you, among other things:
Automated search index: An automated computer program in which you indicate your wishes. The program sees what you like based on your user profile and is self-learning. It adjusts the selection of homes especially for you based on your search behavior and clicks. The most important advantage of this program is that the homes that are new to the market first go through this program before they go to Funda.
Networking: Makelaars also communicate with each other about the latest offers they receive. They have a WhatsApp group in which they pass on the new housing offers they receive to their fellow makelaars. In this way, they spread the information about their client’s home.
Fellow makelaars then also check whether they know a client for it and can then, for example, guide this relationship as a makelaar. Your makelaar therefore knows well before the publication on Funda which homes are going to be on the market.
Buyer’s makelaars have a vast network of real estate professionals that they can refer you to, from trusted mortgage advisors to home inspectors and notaries.
Local knowledge: A good makelaar will know if that home you are considering is in an up and coming neighbourhood, or was recently involved in some unsavoury business. They will also know more about homes being listed before those homes land on Funda.
Home viewing access: It is an unwritten rule among makelaars that when a potential buyer uses a makelaar, the sales makelaar always makes room for it.
A tip from The Xpat Agent
Top tip from the Xpat Agent: Get out there! If you want to know what a nice neighbourhood is to live in, don’t just look at the computer screen. Of course you can find relevant information online. But get out there! Get in your car or better yet, get on your bike and go for a ride!
Set aside time to drive around the neighbourhoods that seem interesting to you.
Have a drink on a terrace or talk to someone on the street. Do your weekly shopping in the place you think would be nice to live in. Or look in that village that you don’t know much about during the weekend.
You might really like it. So, get away from your screen and go out there! You will definitely learn something new!
View your home
Ok, you see a great home that you want to view. Now all you must do is make an appointment for a viewing. But that is not so simple these days.
The current market & getting into viewings
You may have experienced it before; the “reserve list.” When there is much interest in a home, you often no longer have the chance to view it. “We are full and will put you on the reserve list,” you will hear from the selling makelaar.
He or she will schedule about ten to fifteen viewings, and the rest of the interested parties will be put on the waiting list. Only if someone cancels do you have a chance of a viewing. Call it lazy or call it efficient, whatever you want. However, it is daily practice so keep in mind that this can happen.
It is therefore particularly important that you react quickly when you have seen a charming home that you want to visit. The reality is that there is currently truly little time to “think about it properly.”
So, speed is required. Because you just want to see that home! And making an offer on a home without having seen it is a sure guarantee for problems.
Some makelaars hold an “Open House,” when there is a lot of interest in a particular home. At a scheduled time, the home is open to interested parties for an hour or two so that you can still view it. This usually means that other interested parties are also coming to see it at the same time. It can sometimes get remarkably busy.
So don’t be surprised if there are ten couples walking around the home at the same time. Some candidates get a little nervous about this and feel the pressure of the housing market. It may not be the most optimal way, but with an Open House you can at least see the home and go around at your own pace.
5 tried & true tips to be the best buyer & improve your odds
If you have a viewing, make sure you are there well in advance. Look around the area or walk around the neighbourhood or street. That way you will not only get an impression of the home, but also a good picture of the area. After all, the area has a profound influence on your quality of life.
Be on time. As you know by now, the Dutch are punctual when it comes to time. So, if you have an appointment at 11:00, make sure you are there. A Dutch makelaar might find you rude if you are late.
When you book a viewing, an account is made for you on Move.nl. There you can access the questionnaire about the house in advance of the viewing. Read the questionnaire before the showing so you can focus on asking other relevant questions when you are viewing the home with the seller’s makelaar.
Call if you are running late and if it’s necessary to cancel, try to do so 48 hours before a viewing. Homeowners work hard to prepare for viewings, and makelaars often have many viewings in a row scheduled. If you can’t help being late or must cancel, courteously communicating that leaves a positive impression.
During a viewing, rely mainly on your feelings since you’ve prepared by reading information on the home in advance. So, ask yourself what it would be like for you to live in this home? And whether that would make you happy? How does the home fit in with your future? Is it a sound investment?
A bit of preparation gives you more time to consider your options.
Navigate bidding
You’ve found your dream home, and you can already see yourself living there. Now all that remains is to buy the home. That means that you must reach an agreement with the seller.
What is bidding
First, let’s be clear on terms
In The Netherlands, bidding is used to explain much of the homebuying negotiations between buyers and sellers.
In contrast, in many English-speaking countries like England and the United States, signaling your interest in buying a property by formally submitting a purchase price, closing date, and financial stipulations is referred to as making an offer. Bidding is reserved for a situation with multiple potential buyers.
In practice, there are currently two ways to sell a home in The Netherlands: classic negotiation & bidding.
In classic negotiation, you enter negotiation with the seller when you make an offer on the home. Such negotiation can last a few days, with some back and forth.
The parties usually start quite far apart and work towards each other by making various offers and counteroffers. Eventually, you reach an agreement, and the agreement is put on paper.
Until a few years ago, all negotiations proceeded this way. Currently, we see the classic form of negotiation exclusively when homes have been on the market for a few weeks and no purchase agreement has been reached yet.
If a property has not been sold after two months or more, it is highly likely that the seller is open to such a negotiation. This usually goes hand in hand with a lower transaction price. After all, there are few candidates who you must outbid.
An offer can become a bid as soon as multiple buyers register their interest in buying a home. At the time of writing this article, almost all homes between the range of €350,000 & €650,000 end up being bid on.
Top tips from The Xpat Agent
Don’t overdo it when negotiating. On a home that has been on the market for €400,000 for six months, you can easily bid €375,00 to see if there is any room for negotiation.
However, if you make a ridiculous bid, €300,000 for example, you will irritate the seller. They will no longer take you seriously as a candidate. And the selling makelaar won’t either. The chance that you can still reach a deal after that is small. So, you can bid but keep it realistic.
What’s in a bid?
The purchase price
The biggest single element for both buyer and seller is the purchase price. Currently in The Netherlands, more than half the homes are sold for above the asking price. That means you should know your homebuying budget, and then look at homes in a lower price range than your upper limit.
Keep in mind, though, that you can only secure a mortgage for 100% of the value of the home.
That means if your bid wins, and the home is not worth what you bid on it, you are responsible to make up the difference between that bid and the actual value of the home. Banks do not finance mortgages over the value of the home.
The closing date
The acceptance date, or closing date, also makes up an important part of your offer. It is the date that the home is transferred to the notary, and you receive the home key after a final walk-through. When making your offer, you can accept a closing date from the seller, offer a new date, or you can indicate that you want to choose the closing date.
Tip: the closing date can be an important date for the seller. They may be buying another home and cannot move until a certain date. Flexibility on the part of the buyer can help improve how the negotiations go and swing the sale of the home in a particular buyer’s favour.
Possible resolutive conditions
Resolutive conditions are arrangements between parties that an agreement will end in the event of certain circumstances. That means if something comes up in the purchase of the home, you can cancel your contract before you close. In the case of home buying, the most common financial stipulations relate to the ability to finance a property, and the technical inspection of the home.
In some countries, you can be pre-approved for a mortgage. This pre-approval process is not commonly used in The Netherlands. Typically, after your bid on a home is accepted, you have 4-6 weeks to secure a mortgage. If you are not able to get a mortgage within this period, the contract is cancelled without cost to you.
The technical inspection, or bouwtechnische keuring in Dutch, can also be a resolutive condition. The technical inspection of the home tells more about the condition of the structure of the home and protects buyers from unexpected financial expenses.
An inspection can cost between €300-€600. Your inspector will list recommendations for repair as well as estimated costs for those repairs. This is especially useful when a buyer decides to purchase an older home or is planning to renovate a property.
If you are securing a mortgage with the National Mortgage Guarantee (Nationale Hypotheek Garantie), then an inspection is mandatory if the appraiser notices overdue maintenance that would cost more than 10% of the value of the home.
Bidding is fluid
It is not a clear-cut process to determine exactly how a home should be sold given current market conditions. Depending on the condition and location of the home, a seller could start out thinking they’ll negotiate with the first buyer who offers, but then change over to a bidding process when more buyers show interest.
For example, if a home is listed and five buyers want to view the home, that might not seem like a moment to go to bidding instead of classical negotiation. But if three of those home buyers decide they love that home and want to buy it, the seller will want to consider opening the sale up to bidding.
When there’s multiple bidders
What you need to know about the bidding process
So, the home of your dreams is open for bidding offers. What happens during that process? It used to be when multiple buyers wanted to bid on a home, they were given a certain time and date to submit a paper copy of their bid to the seller’s makelaar, or a notary.
Now most of the bidding takes place online. And the vast majority of reliable makelaars use Move.nl for the bidding process. In fact, if the realtor is not using Move.nl, that could potentially be a red flag. When a home is opened for online bidding, the seller and their makelaar set a starting price, as well as when the bidding will start and stop. Then interested buyers can place a bid before the closing of the bidding.
After the bidding closes, the seller and his seller’s makelaar discuss the pros and cons of various bids. The seller’s makelaar will provide their opinion from their experience, but the decision about the winning bid is made by the seller. That means they do not need to accept the highest bid, or even any bid at all.
After the bidding is over and a buyer is selected, bidders can look at what was bid on the home. This can prove insightful for both the winning bidder, and those who’s bid wasn’t successful.
Unlike the seller and seller’s makelaar, bidders do not see who has placed what bid. That remains anonymous. Online bidding allows for a more transparent bidding process.
Accepting the winning bid
For buyers, at least in the southern part of The Netherlands, it’s considered good buyer’s etiquette to only bid on one home at a time. That way if you end up winning more than one bid, you don’t end up in financially fraught situations.
Once a winning bid is accepted by the sellers, makelaars will want to strike while the iron is hot and move as quickly as possible to put the buying contract in place. This is naturally easier to do if buyers bid on one home at a time.
If the first buyer no longer wants to buy the home, or they bid too much and want to back out of the purchase, then sellers need to be able to move on as quickly as possible to their second-choice bid. That way, the second-choice buyer doesn’t move on to another home.
If the seller is unable to act quickly enough and interested buyers move on, then they’ll have to start the bidding process over again.
Prepare to close
Congratulations! You and the seller have reached a verbal agreement on the purchase of your new home. Now you are ready to sign the purchase agreement.
Your to-do list after bidding
One particularly important detail you as buyer need to be aware of is that the agreement is not legally binding until the purchase contract is signed by both parties.
In fact, seller’s makelaars are required by law to present any other incoming bids at the same value or higher than your bid to the seller should they receive them before the purchase agreement is signed.
This means that the purchase contract is a ‘schriftelijkheidsvereiste’ document and that reaching an agreement is a different thing than having a written and signed purchase contract.
Naturally, that means it is good practice to sign the purchase contract as soon as possible after reaching a verbal agreement, usually a week after acceptance.
The Contract
Once you and the seller have agreed on the bid, the purchase contract must be made and signed. For this, your makelaar will need a bit of personal information from you as quickly as possible.
According to Dutch law (the Wet ter voorkoming van witwassen en financieren van terrorisme (Wwft), you will also need to verify where your money to purchase the house comes from. This is usually done through a ‘declaration of origin of funds,’ where you indicate whether you are borrowing or receiving money as a gift, from whom you are borrowing or receiving money as a gift, or whether you are using a part of your own money to pay the purchase price.
Personal Information your makelaar needs ASAP
Full first and last name(s)
Date and place of birth
Current address
E-mail address and telephone number
Marital status
Any marital property arrangements, if applicable
Copy of passport, driver’s license, or ID card
Declaration of origin of funds to buy house
Closing Prep
The buyer’s responsibilities begin here
Appoint a notary
As part of the purchase contract, the notary is named where the closing and handing over of keys will take place. And as buyer, you get to choose the notary. Often, your makelaar will already have good connections with a notary and will be able to advise you on which notary to choose.
Once you sign the purchase agreement, the notary takes over a number of steps for you.
Arrange A Mortgage
Once everyone has signed the purchase contract, the work of buying a home continues. Now is the time for you as buyer to arrange a mortgage with your mortgage lender of choice. If you’ve included a financial resolutive conditions dependent on being able to secure a mortgage, this is when that can come into play. Usually, you can arrange a mortgage within 6 to 8 weeks.
Be sure of translation
In The Netherlands, it’s required by law that when one of the parties at closing has a foreign nationality, the closing is translated so that everyone understands the proceedings. 9 times out of 10 the language of translation will be English, but it can also be another language. When a sworn translator translates at closing, he or she also signs the closing documents, declaring they have translated everything said by the parties or notary.
Most notaries have a network of sworn translators or work with a translation agency. To save on costs, you could also arrange a professional translator yourself. We at The Xpat Agent also have an arrangement with a trusted notary that when we refer you there, your fees for the translator are paid.
Finish 3 Day Cool off
Whilst you feel like you might need to jump into action as soon as your offer is accepted and you have the notary, appraisal, and mortgage on your mind, you also have a 3-day cooling off period to be aware of. In The Netherlands, after a buyer & seller sign a deed of sale on a home, the buyer has 3 days to reconsider and cancel their decision.
If, within those 3 days, the buyer no longer wants to buy the house, they can cancel the deed of sale. The cancellation period must contain two working days, and the buyer does not have to give a reason or pay compensation.
Set up utilities
There are many options to choose from when setting up your utilities, insurance, or relocation in The Netherlands. And sometimes that can seem overwhelming. If you choose to, you can work with a company who sets up utilities, insurances, and relocation for expats. Companies like Easy Nuts or Utility Direct help consumers simplify the moving process.
Register at the gemeente
When you arrived in The Netherlands, you registered with the local municipality (gemeente) where you were living. After moving, you need to register with your new municipality within 5 days, or they can fine you up to €325.
Fortunately, it’s not difficult to register your new address, either within the same municipality or a new one. You can do it in person at the municipality, or online at the website of your new municipality. If you change your address online, you will use your DigID to do so. If you are moving within the same municipality, you can often update your address up to 30 days before your move.
Once you’ve registered your new address, you do not have to sign out of your old municipality. That will be automatically updated for you.
Cover yourself
It’s a well-known fact- insurance is immensely popular in The Netherlands! Along with health insurance, and car insurance if you have a car, most mortgage companies require home buyers to purchase home insurance. It is designed to protect you if your home gets damaged.
Home insurance can be split into three parts:
Contents insurance (inboedelverzekering) protects all movable parts in your home, including your furniture, clothing, and equipment.
Building insurance (opstalverzekering) also called homeowner’s insurance, protects your home as a building with all the fixed structure like walls, floors, roof & ceiling.
Liability insurance (aansprakelijkheidsverzekering) insures against costs incurred by others if they hurt themselves or damage their property in your home.
Another type of insurance you might want to consider would be the legal assistance insurance, or rechtsbijstandverzekering. This insurance provides legal advice and covering the legal costs of a dispute, regardless of whether the case is brought against or begun by the policy holder.
Hire movers
Ask friends and neighbours for recommendations for moving companies that they trust. You can also make use of sources like the Holland Expat Center South, I Am Expat, or Facebook groups to find recommendations.
Make sure to book your moving date with the movers well in advance of your moving date to avoid disappointment.
Or hire a busje
There are many opportunities to hire a busje, white van, or moving van to move your own belongings in the Eindhoven area, based on your moving needs. Make use of your search engine to find one that fits your needs, and don’t forget to schedule in advance of your moving date to guarantee availability.
In some situations, you only need a category B driver’s license, but some of the trailers you will need a category E license.
A word about wills
When you’re at the notary
When buying a home and considering all the Dutch insurances available surrounding it, you may feel that it is also time to make or update your will. If considering it, please know a few international factors influence how it works. In The Netherlands, you pay inheritance tax on anything you receive. Dutch law applies to Dutch nationals currently living in The Netherlands as well as foreign nationals who’ve lived at least five years in The Netherlands before their death.
That said, recently EU law mandated that EU citizens living abroad in most countries can now choose if the law of their home country or the law of their residence country applies. If an international dies without making a will or an official declaration of the law they want to apply, then the law of the land where they’ve lived the last five years applies.
In The Netherlands, if a person dies without a will, then that person’s inheritance is split equally between the remaining spouse and children. If there are no spouse and children, the inheritance is split between parents and siblings. Please note, that if a partner is not married to the deceased or does not have a registered partnership, that person is not considered an heir and is barely protected by law.
A will is only legal in The Netherlands when written up by a notary. Always ask your notary for the latest information regarding wills and testaments before making changes.
The seller’s responsibilities
Leading up to the closing
In the time between signing the contract & closing, the seller has responsibilities too. They must take care of the home. They are legally obligated to deliver the home in the same condition as it was on the day the buyer signed the purchase contract.
So, if something breaks in the home in the period between signing the agreement and the date of transfer, the seller must repair it. They must also ensure that minor problems are repaired so that they do not get worse. For example, a small leak can turn into a big leak if it’s not quickly repaired.
It is also common for the seller to give the buyer the opportunity to have that appraisal carried out that he needs for his mortgage.
It is good practice for the you as buyer to be able to enter the home occasionally after consulting with the seller. For example, you need the opportunity to have that appraisal carried out for the mortgage.
You may also want to measure the kitchen if you want to install a new one, or plan with a contractor for the jobs you want to have carried out. This is of course after consulting with the seller.
Close at the notary
Finally. All your hard work pays off when you complete the sale of your home and receive your keys at the notary! It’s been quite a journey worth celebrating.
Closing time
You’ve come a long way
Because buying a home is one of the largest investments of your life, you deserve the best information to make the most informed decisions possible. As such, here are the last points you should be aware of as you go to close, beginning with your escrow account.
The notary receives the money from you a few days before the transfer and keeps it in the so-called escrow account. This is an account that contains money from others.
After receiving the funds, the notary checks what the seller still must pay. Often repaying the mortgage and paying the sales makelaar’s invoice are the most important items. The remainder of the purchase price is then transferred by the notary to the seller’s account after a few days.
Or the money must be immediately injected into a new mortgage because seller is buying a home. It is also possible that the proceeds are divided among several parties, as is the case with heirs.
The notary never pays out or transfers the funds on the same day as the transfer, but usually 1 or 2 days later. The reason for this is that the notary must do one final check in the land registry the day after the transfer before he can transfer the funds.
Steps for closing day
A final inspection
Before both parties go to the notary, a final inspection of the home takes place. Usually, one or two hours before the parties report to the notary, you as buyer are given the opportunity to inspect the home. It is the seller’s responsibility to ensure that the home is completely empty and free of tenants or residents.
You also check whether all agreements regarding the so-called “movable property” have been fulfilled. For example, did you include in the purchase that the curtains will remain in the home? Then of course they must hang there. During the final inspection, all meter readings are also recorded (electricity, water, and gas) and handed over to the parties.
At the notary’s table
Now that the final inspection has been completed, all parties go to the notary.
The better makelaars accompany their clients to the notary. Their work is done after the final inspection, and brokers have no formal role in the transfer. Yet it is an important moment for their client and the final part of their collaboration when purchasing or selling. So, together until the end.
Before signing, the notary first discusses the final settlement with the seller. You as buyer are not included in this portion because it doesn’t have to do with you.
The actual transfer
The transfer itself usually takes a short time, approximately 15 minutes. The notary checks the details and identity of both parties and then proceeds with the transfer. This is usually the point at which the key also moves from one side of the table to the other side. Lastly, the notary will send a copy of the deed to both parties.
Nowadays this is usually done digitally, but feel free to ask for a paper version. The notary finds that no problem at all.
After the transfer, the notary usually sits with you as buyer for a while to discuss your finances (meaning the mortgage) and to register you in the public registers. The seller is not involved because they in turn have nothing to do with it. When you, as a buyer, walk outside the notary again, you know one thing for sure; you have one more home!
Translation required
As noted earlier, during the transfer the notary must be certain that both parties understand what is being transferred. That is also the reason that an interpreter must always be present during transfers involving internationals. Usually this is translated into English, but if both parties speak a common language, it may be okay to translate it into another language.
Aftercare
Of course, sometimes there are still issues after the transfer. Sometimes there is unexpectedly something wrong with the home. Then feel free to contact your makelaar who will take over the contacting for you and will remind the seller of his responsibilities or mediate a solution in the event of a justifiable complaint.
Our Partner List
Your trust is worth our best, and that’s why we share only our most trusted partners with you. We feel certain saying that these tried and true companies will help you on your housing journey.
A governmental agency dedicated to helping internationals get settled.
Our Promise
Ready to get started?
At The Xpat Agent, we set and achieve ambitious goals. The quality of our products and services reflects our identity.
We are committed to providing you with the highest quality real estate experience. This e-book has been meticulously designed to support your learning journey, offering clear guidance, practical exercises, and valuable insights. Our promise is to empower you with the knowledge and skills you need to achieve your goals. We are dedicated to your success and are here to support you every step of the way.
We’re cheering for you!
Thank you so much for your support of and trust in The Xpat Agent. We are here to help you with all of your buying and selling needs in the Eindhoven housing market and your success matters to us.
We are cheering you on in your housing journey and hope that you find yourself happily at home in The Netherlands.
This ebook, “The Ultimate Dutch Home Buyer’s Guide,” is protected by copyright law. No part of this publication may be reproduced or distributed in any form or by any means, including electronic or mechanical, without the prior written permission of the author, except for brief quotations in reviews or as permitted by law.
The information provided in this ebook is for educational purposes only and is believed to be accurate as of the publication date. However, the author makes no representations or warranties regarding the accuracy, completeness, or suitability of the information contained herein. The reader is advised to seek professional advice where appropriate.
For more information about this workbook and other resources,
visit www.xpatagent.nl.
First Edition: November 2024
Buying a Home in Eindhoven
One of the most pressing questions you’ll have after deciding to move to Eindhoven is where you’ll live. And rightfully so. That precious place to call home is a basic…
6+ Tips from the makelaar to level up your best bid The current Dutch housing market is a seller’s market with most homes selling through the bidding process. This can…
What You Actually Need to Know About Eindhoven’s Housing Market Today The bidding process of buying a house is singlehandedly the most intense part of the home buying or selling journey….
