A step-by-step guide for expats: how Funda works, what agents and notaries do, how bidding works, and what it all costs.
Funda is the dominant property listing platform in the Netherlands. Nearly every property for sale is listed there first. Here is what you need to know:
You can browse listings without an account. Use filters for price, city, area (m²), number of rooms, and property type. Listings show the asking price, floor plan, photos, and energy label.
Most listings include a viewing request button. You contact the selling agent (the makelaar) directly through Funda to schedule a viewing.
Popular listings in cities like Amsterdam, Utrecht, and Eindhoven receive dozens of viewing requests in the first few hours. Set up a saved search alert on Funda so you are notified the moment a matching listing appears.
Energy label (A+++ to G affects running costs), servicekosten (monthly owner association fees), ground lease (erfpacht) vs. full ownership, and the VvE reserve fund if buying an apartment.
In the Netherlands, a makelaar can represent either the seller (verkoopmakelaar) or the buyer (aankoopmakelaar). When you see a listing on Funda, the agent listed is the seller's agent. They do not represent your interests.
Lists the property, organises viewings, collects bids, and advises the seller on which offer to accept. They work for the seller and their job is to get the highest price.
Represents you as the buyer. They help you find properties, assess fair value, negotiate the price and conditions, review the purchase contract, and attend the notary appointment. Typical cost is €2,000 to €4,500 or 1% of the purchase price.
For expats unfamiliar with the Dutch system, a buying agent is often worth the cost. They can spot red flags in the property and negotiate conditions you might miss.
NVM (Nederlandse Coöperatieve Vereniging van Makelaars) certified agents follow a code of conduct and have access to market data. Look for the NVM logo when choosing your buying agent.
The Dutch system has no set rules on how bids are handled. Each seller and agent can run the process differently.
You submit a bid in writing (usually via email or through your buying agent). Your bid includes: the price, the conditions you want, and a proposed transfer date.
Common conditions: financieringsvoorbehoud (financing condition, usually 4-6 weeks), bouwkundige keuring (building inspection). Waiving conditions makes your bid stronger but adds risk.
In competitive markets (Amsterdam, Utrecht), properties frequently sell for 5-20% above asking price. The asking price is a starting point, not the expected price. Check similar sold prices via Funda (premium) or Kadaster for real market data.
Some agents run a sealed bid round with a deadline. Others negotiate 1-on-1. Ask the selling agent upfront which process applies so you know whether to come in at your best price immediately or have room to negotiate.
When you buy a property in the Netherlands, you pay transfer tax to the government. The rate depends on your situation:
The first-time buyer exemption only applies once. You must be buying to live there yourself (no subletting). The notary verifies your eligibility before applying it.
A notary in the Netherlands is a public official who handles the legal transfer of property. They draft the purchase deed, check the title, calculate the transfer tax, and register the transfer with the Kadaster (land registry).
The buyer typically chooses and pays for the notary. Cost is usually €1,200 to €2,000 for a straightforward transaction.
The notary verifies there are no outstanding mortgages on the property, no liens or debts attached to it, that the seller has the legal right to sell, and that the buyer qualifies for any tax exemptions.
You sign the transfer deed (leveringsakte) at the notary's office. The mortgage deed (if applicable) is signed at the same time. The notary then registers the transfer at the Kadaster. Keys are handed over after signing.
The full legal process is explained in the Legal Process Guide.
From starting your search to getting the keys, the Dutch purchase process typically takes 3 to 6 months.
Use these tools throughout your buying journey:
Buying in the Netherlands comes with 4-6% upfront costs that you cannot recover quickly. Before committing, run through this honest checklist.
Buying costs (transfer tax, notary, mortgage advice, appraisal) add up to roughly 4-6% of the purchase price. On a €400,000 home that is €16,000-€24,000 upfront that you cannot recoup unless the property appreciates. The general rule: if you are staying in the Netherlands for fewer than 4 years, renting is almost certainly cheaper. If you are staying 5+ years, buying typically comes out ahead.
Dutch mortgages are available to expats with residence permits but lenders look carefully at income stability and residency duration. Banks are cautious about lending to non-EU nationals whose permits expire before the mortgage does. In some cases, having a kennismigrant permit renewed to a permanent permit (or EU citizenship) significantly improves your mortgage terms.
The 30% ruling, if you have it, partially counts toward income for mortgage purposes, though policies vary by lender. Ask your mortgage advisor explicitly about this.
Budget for all of these. The advertised price is only part of what you will pay.
Total buying costs excluding deposit: typically 4-6% of the purchase price. On a €400,000 home, budget an extra €16,000-€24,000 on top of your down payment.
The verkoopmakelaar (selling agent) lists the property on Funda and works for the seller. They are not on your side. The aankoopmakelaar (buying agent) is hired by you and represents your interests: assessing value, negotiating, reviewing contracts, and accompanying you to the notary.
As an expat unfamiliar with Dutch property law and local pricing, a buying agent pays for itself by avoiding overpaying and catching contract issues you would miss.
NVM (Nederlandse Coöperatieve Vereniging van Makelaars) is the largest agent association. NVM agents have access to the full sold-price database (not publicly visible on Funda), which means they can quickly assess whether an asking price is reasonable using real comparable sales data.
VBO is a smaller but legitimate association with similar standards. Independent agents may be excellent but do your due diligence - check reviews on Google, Facebook groups for expats, and ask for references from recent clients.
Most buying agents charge either a flat fee or a percentage:
Always agree the fee structure in writing before engagement.
Search for "aankoopmakelaar [city]" and filter for English-speaking. Expat groups on Facebook (e.g. "Expats in Amsterdam", "The Hague Expats") regularly recommend agents with good experience handling foreign buyers. Alternatively, your employer's HR or relocation service often has preferred agents with expat experience.
From starting your search to getting the keys. Do not underestimate the preparation phase.