“You always have to bid over the asking price”
At Viisi, we like to be clear about what’s involved in taking out a mortgage. In this section, we address common misunderstandings and also highlight some unique facts. This way, you’ll know what to expect and can distinguish facts from fiction.
Do you qualify for a mortgage in The Netherlands?
If you are an expat living in the Netherlands and you are considering buying a house, you may be wondering what the possibilities are for a mortgage. Use our ‘Do I qualify for a mortgage?’ tool and find out if you are qualified! No personal information will be asked when completing the tool.
Find out if you are qualified“You always have to bid over the asking price”
Fact or fiction?
For years, supply and demand in the Dutch housing market have been out of balance. Sellers often have the upper hand and simply choose the highest bidder. Overbidding (offering more than the asking price) has become common. According to NVM figures for Q1 2025, two-thirds of homes sold for more than the asking price.
So, do you always have to overbid? Yes and no. It’s both FACT and FICTION. While many homes sell above asking price, this doesn’t hold for all property types. It depends on the housing segment and the seller’s pricing strategy.
Big differences
Across all homes sold in the Netherlands, buyers paid an average of 4.4% more than the asking price. But the differences are striking:
- Terraced houses saw the largest gap, with buyers paying 6.6% more than the asking price. 80% of these homes sold above asking price.
- Detached homes sold for 0.6% less than the asking price, on average. Less than half of them went above asking.
Understand pricing strategy
As a buyer, you don’t want to bid too much — but you also don’t want to bid too little and miss the opportunity of buying your dream home. A good real estate agent can guide you. The asking price isn’t always an indicator of true market value. Some sellers deliberately list their property at a low price to attract more attention, especially in cities like Amsterdam.
The opposite also happens: homes first listed at a high asking price may later be relisted at a lower price when no serious offers come in.
Know the market value
Insight into market value helps you make realistic offers. Tools like Walter Living (with a free account) show how much homes actually sold for and when. SlimBieden provides additional insight into market value and what a winning bid could look like.
Make a plan
Don’t let the asking price distract you. Prepare carefully and make an offer that fits your financial situation. At Viisi, your advisor helps map out your options. Often more than you expect is within reach, even if you’re self-employed or on a flexible contract.
Keep in mind: You can finance up to 100% of the appraised value with a mortgage. If you decide to bid above the appraised value, the difference must be paid out of pocket, in addition to the regular closing costs. Sellers may also take other conditions into account, such as the possibility of a quick transfer or whether you are willing to waive financing contingencies. However, this last option carries significant risk: if your mortgage application is denied, you could face a penalty equal to 10% of the purchase price.
At Viisi, we have Offer with Certainty, so you know exactly how high you can safely bid without a financing contingency.
Do: When making an offer, it can be smart to bid above the asking price to improve your chances, but it’s important to stay within your financial limits. You might also want to explore support options, such as temporary help from parents, to expand your possibilities. Above all, discuss different scenarios with your advisor before making an offer, so you know precisely what is realistic and what fits your situation.
Don’t: When preparing to make an offer, don’t underestimate the importance of thorough preparation. Avoid making bids without a clear understanding of your exact financial position, as this can lead to unnecessary risk. Also, be cautious not to overlook the potential consequences of removing financing contingencies, as doing so could leave you vulnerable to significant financial penalties if your mortgage is not approved.
FAQ: Overbidding on a house in the Netherlands
Do I always need to bid over the asking price?
No. While many homes sell above the asking price, it depends on the property type and pricing strategy.
Which homes are most often sold above asking?
Terraced houses are most competitive, with the majority selling above the listed price. Detached homes are less likely to be overbid.
Why do sellers list homes below market value?
A lower asking price attracts more interest and creates competition among buyers, often leading to higher final bids.
Can homes also be overpriced initially?
Yes. Some homes enter the market with an unrealistic asking price and are later relisted at a lower price when offers don’t come in.
How can I avoid overpaying for a home?
Know the market value, use tools like Walter Living or SlimBieden, and work with an experienced advisor.
What are the risks of waiving financing contingencies?
If your mortgage is denied, you may be subject to a 10% penalty of the purchase price.