How to avoid overpaying for a house in the Netherlands

In this article

• Why is the asking price different from a property’s market value?
• How do you determine what a house is worth in the Netherlands?
• Do you always need to bid above the asking price in the Netherlands?
• Why do both emotions and facts matter when buying a home?
• How much should you offer on a house in the Netherlands?
• What happens if you offer more than the appraised value?
• How can a buying agent help you avoid overpaying?
• Looking to buy a house in Leiden and the surrounding area?

You’ve found a house that feels right. The location is perfect, the layout suits your needs, and you might already be imagining yourself living there.

Then comes the question that many homebuyers struggle with:

How much should I offer?

The asking price doesn’t always tell the whole story. And in a housing market where you regularly hear stories about bidding wars and fierce competition, it can be difficult to know what makes sense.

To avoid overpaying for a house in the Netherlands, it’s important to look beyond the asking price. Recent sales of comparable properties, the condition of the house and local market conditions can help you determine its realistic market value. A buying agent can help you assess these factors and develop a bidding strategy that fits your budget and personal circumstances.

At Vivo Aankoopmakelaars, we guide homebuyers every day in Leiden, Leiderdorp, Oegstgeest, Voorschoten, Wassenaar, Zoeterwoude and the surrounding areas.

One thing we often notice is that buyers tend to focus heavily on the asking price, even though it isn’t always a reliable indication of a property’s actual market value

Why is the asking price different from a property’s market value?

An asking price is not an objective valuation of a property. It is part of the seller’s pricing strategy.

Certain properties are deliberately priced attractively to generate a lot of interest and encourage a bidding war. Others are listed at a relatively high price to leave room for negotiation.

If you focus solely on the asking price, you risk making an offer that doesn’t reflect what the property is actually worth.

The asking price is a starting point. Nothing more.

This is particularly important if you’re buying a house in the Netherlands for the first time. The asking price doesn’t necessarily indicate what the seller expects to receive or what the property will eventually sell for.

Understanding the difference between the asking price and the market value helps you make a more informed decision about your offer.

How do you determine what a house is worth in the Netherlands?

A property’s value depends on much more than its floor area or the price shown in the listing.

• When assessing a property, we look at several factors, including:
• Recent sales of comparable properties in the neighbourhood
• The location and popularity of the neighbourhood
• The property’s condition and maintenance requirements
• Its energy label
• The size of the plot
• Developments in the surrounding area

A property in a popular neighbourhood in Leiden may face very different market conditions from a similar property in Leiderdorp, Rijnsburg or Bodegraven.

Even between towns such as Voorschoten and Warmond, property prices and buyer demand can vary considerably.

That’s why it’s important to assess each property in the context of its local housing market.

For example, two houses may have a similar asking price and floor area, but differences in location, maintenance or energy efficiency can affect their market value.

Looking at recent sales of comparable properties can give you a more realistic picture of what a particular house is worth.

However, it’s important to compare the right properties. A recently renovated house may not be directly comparable to a similar property that requires significant maintenance.

A buying agent with local market knowledge can help you interpret these differences and assess whether the asking price is realistic.

Do you always need to bid above the asking price in the Netherlands?

No.

Bidding above the asking price is common in the Dutch housing market, but that doesn’t mean every property automatically sells for more than its asking price.

In certain situations, making an offer below the asking price is perfectly possible.

This may be the case when a property has been on the market for a longer period or when its asking price is relatively high compared to similar properties in the area.

Whether offering more than the asking price makes sense depends on the property itself, the number of interested buyers, the seller’s strategy and current market conditions.

Stories from friends or colleagues about how much they had to bid above the asking price tell you very little about the property you’re considering.

Every situation requires its own assessment.

If you’re new to the Dutch housing market, it’s useful to understand that bidding above the asking price doesn’t automatically mean you’re overpaying.

A property listed at €450,000 may have a realistic market value of €475,000. In that situation, offering more than the asking price doesn’t necessarily mean paying more than the property is worth.

On the other hand, a property listed at €500,000 may have a lower market value. Offering the full asking price could then mean paying more than its realistic value.

These are illustrative examples, but they show why the asking price alone should never determine your bidding strategy.

Why do both emotions and facts matter when buying a home?

Buying a house is not purely a financial decision. You’re buying a place where you’ll live, build your life and create memories. It’s perfectly natural for emotions to play a role.

At the same time, we regularly see buyers getting carried away by their enthusiasm during a viewing.

A beautiful kitchen, a sunny garden or a lovely street can quickly make you less critical of the property’s condition, its suitability for your future needs or whether the asking price is reasonable.

A well-considered buying decision is one where emotions and facts complement each other.

Does a property feel right? That’s a great start.

But it’s equally important to consider its condition, market value and whether it will still suit your needs in five or ten years.

• Here are a few questions worth asking yourself:
• Are there any maintenance issues that will need attention in the near future?
• Will the property still suit your circumstances in five or ten years?
• Is the asking price realistic compared to similar properties?
• Are you comfortable with the total financial commitment, including any maintenance or renovation costs?

If you’re relocating to the Netherlands, it can also be helpful to consider how the location fits your daily life.

Think about commuting distances, nearby schools, public transport and the facilities available in the neighbourhood.

A house may look perfect during a viewing, but taking the time to consider these practical details can help you decide whether it’s the right home for you in the long term.

How much should you offer on a house in the Netherlands?

A well-considered offer is based on facts: the property’s market value, recent sales of comparable homes, its condition, its location and your own financial situation.

Not on what you think other buyers might offer. And not on stories you’ve heard from people around you.

The highest offer doesn’t always win, either.

When considering an offer, sellers look beyond the purchase price. They also consider factors such as certainty of financing, the proposed completion date and flexibility.

A lower offer with favourable conditions may therefore be more attractive to a seller than a higher offer with several conditions attached.

For example, a seller who has already purchased another property may prefer a buyer who can agree to their desired completion date.

Financial conditions also play a role. A seller may consider an offer with fewer conditions more attractive, although this can involve additional risks for the buyer.

That’s why it’s important to understand the implications of the conditions you include in your offer before making a decision.

Making a smart offer doesn’t automatically mean making the highest offer.

It means making an offer that is well supported by the facts and reflects both the property’s value and your personal circumstances.

What happens if you offer more than the appraised value?

When buying a house in the Netherlands, it’s important to understand the difference between the purchase price and the appraised value of a property.

The purchase price is the amount you agree to pay the seller.

The appraised value is the value established by an independent property appraiser, known in the Netherlands as a taxateur.

If you’re planning to finance your purchase with a Dutch mortgage, this distinction matters.

In the Netherlands, the amount you can borrow through a mortgage is generally limited to 100% of the property’s appraised market value, subject to your income, the lender’s requirements and applicable mortgage rules.

This means that if your accepted offer is higher than the appraised value, you may need to cover the difference using your own funds.

Let’s look at an example.

Example: purchase price versus appraised value
Accepted offer
€500,000

Appraised value
€475,000

Difference to cover with your own funds
€25,000

In this example, the mortgage would generally be limited to €475,000, assuming your income and the lender’s requirements allow you to borrow that amount.

You would therefore need to contribute at least €25,000 of your own money to cover the difference between the purchase price and the appraised value.

You should also consider additional purchasing costs, such as notary fees, mortgage advice fees and any applicable transfer tax.

These costs are generally not covered by a mortgage based on 100% of the property’s appraised market value.

Before making an offer, it’s important to understand how much you can borrow and how much of your own money you may need to contribute.

A mortgage advisor can help you determine your financing options, while a buying agent can help you assess the property’s market value and develop a suitable bidding strategy.

How can a buying agent help you avoid overpaying?

A buying agent does much more than help you submit an offer. What happens before you reach that stage is just as important.

At Vivo Aankoopmakelaars, we work exclusively for buyers. Our role is to represent your interests throughout the purchasing process.

We assess the property, analyse recent sales of comparable homes in the area, take a critical look at the asking price and discuss which bidding strategy is most suitable for your situation.

We also look beyond the numbers.

During a viewing, we pay attention to the property’s condition, potential maintenance requirements and other factors that could affect your decision.

If you’re buying a house in the Netherlands as an expat, we also help you understand how the Dutch purchasing process works.

We explain the different steps, discuss the implications of your offer and guide you through the process from your first viewing to the moment you receive the keys.

This gives you a clearer picture of what the property is worth and, for most buyers, greater peace of mind.

After all, buying a home isn’t about winning a bidding war.

It’s about making a decision you’ll still feel good about in the years to come.

Looking to buy a house in Leiden and the surrounding area?

Are you looking to buy a house in Leiden, Leiderdorp, Oegstgeest, Voorschoten, Wassenaar, Rijnsburg, Warmond, Sassenheim, Voorhout, Boskoop, Bodegraven or Alphen aan den Rijn?

And would you like to know what a realistic offer looks like before you place a bid?

At Vivo Aankoopmakelaars, we guide both Dutch and international homebuyers through the entire purchasing process, from the first viewing to the moment you receive the keys to your new home.

As an independent buying agent in Leiden, we work exclusively for buyers. Our approach is personal, professional and entirely focused on representing your interests.

Whether you’re already living in the Netherlands or planning to relocate, we’re here to help you understand the local housing market and make informed decisions.

Feel free to get in touch for an informal, no-obligation introductory conversation.

We’d be happy to discuss your plans and help you explore your options.