Bidding on a house in the Netherlands: how to make your best offer

How bidding works in the Dutch housing market

This article explains how bidding on a house in the Netherlands works and what makes an offer successful. It also shows how good financial preparation can significantly increase your chances, whether you’re a first-time buyer, moving up the property ladder, or buying as an expat.

What is sealed bidding in the Netherlands?

In the Dutch housing market, sellers often choose sealed bidding for popular homes. This means:

• You submit one final offer
• There are no negotiations afterward
• You do not know what other buyers are offering
• The seller selects the offer they consider best (not always the highest price)

This is very different from traditional negotiations, where buyers and sellers counteroffer multiple times.

How to prepare for bidding on a house in the Netherlands

1. Understand how much you can borrow

Your offer starts with knowing your maximum mortgage amount. In the Netherlands, you can usually finance up to 100% of the purchase price. Additional buyer costs (transfer tax, notary fees, advisor fees) must be paid with your own funds.

A mortgage advisor calculates:

• Your maximum mortgage
• Your monthly affordability
• A realistic bidding range

2. Know what income counts in the mortgage calculation

Dutch lenders assess income differently from those in many other countries.

Income that may (partially) count:

• Base salary
• Holiday allowance
• Structural bonuses
• Freelance or self-employed income (with conditions)

Income that may not fully count:

• Variable bonuses
• Temporary allowances
• Irregular freelance income

An advisor helps optimize how your income is assessed, sometimes even before you bid.

Prepare your documents early

Mortgage applications in the Netherlands are document-heavy. Reviewing key documents early avoids delays later.

Important documents include:

• Payslips
• Employer’s statement
• Bonus specifications
• Tax returns (for self-employed buyers)

Small inconsistencies can slow down approval of the mortgage.

4. Buying your next home? Check mortgage portability

If you already have a mortgage, you may be able to transfer your existing interest rate to your new home. This is called a portability or moving arrangement (meeneemregeling or verhuisregeling).

This can be beneficial if:

• Your current interest rate is lower than market rates
• The conditions of the portability clause are met

This may increase how much you can borrow and strengthen your bid.

5. Price is not everything: offer conditions matter

In the Netherlands, sellers look beyond price. Key offer conditions include:

• Preferred closing date
• Financing condition
• Technical inspection condition

Flexible conditions can make your offer more attractive, even if it’s not the highest bid.

6. Bidding without a financing condition: risks and solutions

Some buyers bid without a financing condition, meaning they commit to buying even if the mortgage is not approved.

Risk: If financing falls through, the buyer typically owes a 10% penalty on the purchase price.

Alternative: With ‘Offer with certainty’ for income, buyers can bid with greater confidence while limiting financial risk, creating a strong position without unnecessary exposure.

7. How to stand out when bidding on a house

In competitive markets, your offer may be one of dozens.

Ways to stand out:

• Use a distinctive bid amount (e.g., €450,888 instead of €450,000)
• Add a short personal motivation explaining why the home fits you
• Align your offer with the seller’s preferred timeline

Personal motivation can matter, especially if bids are close.

8. Know the Dutch housing market value

Asking prices in the Netherlands are not always the market value.

Sellers may:

• List low to attract attention
• List high and adjust expectations later

Use:

• Comparable sales data
• Public land registry information (Kadaster)
• Data-driven valuation tools, such as SlimBieden or Walter

Market knowledge prevents overbidding or missing out by bidding too low.