October 15, 2026
Buying a home in a new country can feel like learning a new language. The Dutch housing market has its own rules, its own pace and its own paperwork. The good news: once you know the steps, the process is clear and very structured.
In this guide we walk you through every stage, from your first viewing to the moment you get the keys at the notary.
Step 1: Know what you can borrow
Before you start viewing homes, find out what you can afford. A mortgage advisor looks at your income, your contract type and your residence status, and calculates your maximum mortgage.
Good to know as an international:
You can buy a home without a permanent contract. Many lenders also look at a temporary contract with a declaration of intent, or at your income history.
You will need a BSN (citizen service number) and a Dutch bank account.
Plan for purchase costs. On top of the price of the home, you pay costs such as transfer tax, notary fees, a valuation and mortgage advice. Ask your advisor how much of this you need to cover from savings.
With a mortgage indication in hand, you know your budget and sellers take your offer more seriously.
Step 2: Search smarter, not harder
Most homes are listed on Funda, but the best ones are often gone within days. Some never reach the open market at all. That is why our agents also search off-market, through their network of local agents and sellers.
Make a clear list of must-haves and nice-to-haves: location, size, energy label, outdoor space and commute. It helps you decide quickly when the right home comes along.
Step 3: Viewings and asking the right questions
A viewing usually takes 20 to 30 minutes. Use that time well. Ask about the owners' association (VvE) for apartments, the monthly service costs, the energy label, recent renovations and whether the land is leasehold (erfpacht) or freehold.
Step 4: Making an offer that wins
In the Netherlands the asking price is a starting point, not a fixed price. In popular cities, homes often sell above asking. There is no single rule for how much to bid. A good offer depends on recent sales in the street, the condition of the home, the number of interested buyers and the conditions you add.
Your offer includes more than a price:
Conditions (ontbindende voorwaarden), such as financing or a building inspection
Your preferred transfer date
Any items you want to take over, such as curtains or flooring
Fewer conditions can make your offer stronger, but they also mean more risk. This is exactly where a buying agent makes the difference. Our agents prepare every bid with market data and local knowledge, which is how we win 9 out of 10 bids.
Step 5: The purchase agreement
Once the seller accepts, the agreement is put in writing in a purchase agreement (koopovereenkomst). After you receive the signed agreement, you have a 3-day cooling-off period (bedenktijd) in which you can still withdraw without giving a reason.
You usually also need to pay a deposit of around 10% of the purchase price, or provide a bank guarantee, within a few weeks.
Step 6: Valuation, inspection and final mortgage
The bank needs an official valuation report (taxatierapport) before it approves your mortgage. A building inspection (bouwkundige keuring) is optional but recommended, especially for older homes. With these reports, your advisor finalises the mortgage application.
Step 7: Transfer at the notary
On the transfer date you sign two deeds at the notary: the transfer deed (akte van levering) and the mortgage deed (hypotheekakte). Just before, you do a final inspection of the home. After signing, the notary registers you as the new owner and you get the keys.
Bottom line
Buying a home in the Netherlands is very doable as an international, as long as you know the steps and have the right people beside you. Want a clear plan for your own situation? Book a free strategy call with one of our agents and we will take it from there.
