8 steps to buy a home in the Netherlands

Buying a home is fun and exciting, but there’s a lot that needs to be arranged. An NVM real estate agent can help you with everything. They are familiar with the local situation and know exactly how it all works: the current housing market, structural aspects, cancellation clauses, municipal regulations and how to make a competitive, but realistic offer. They will continue to help you until you are completely satisfied, a proud owner living in your new home.

1. Finding your dream home

You want to buy a new home. Good idea! You’ll probably start by checking out Funda.nl, the leading online property portal in the Netherlands.

Even better: contact a NVM real estate agent near you. Feel free to get in touch and let them know exactly what you’re looking for. An apartment or a fully detached house? A south-facing garden or a rooftop terrace? How many rooms do you need?

And which neighbourhood do you want to live in? What are your financial resources? Once you and your new NVM agent have taken stock of your preferences, the grand quest for your next home can begin...

2. Your first viewing

Once you’ve found a residential property that you like, it is time for the first viewing.

The NVM real estate agent will arrange an appointment and guide you through the process. Before you start the viewing, take a stroll around the neighbourhood. During the viewing, keep your housing preferences and future plans firmly in mind.

Meanwhile, the NVM real estate agent will take a critical look at the property. They will review how well the property has been maintained, check for any defects and identify any necessary repairs or renovations.

They may also advise you to hire a specialised structural engineer for further investigation. In addition, the NVM agent will ask the selling party about practical matters, such as how many other viewings have been schedule and which type of bidding procedure will be used.

3. Bidding assistance

It may well be one of the most difficult parts of the whole process: bidding. Fortunately, the NVM real estate agent can help you get through it. They always keep a cool head and advise you on the best bidding strategy.

They have extensive experience in determining the right value, and can access the NVM database to check the market value of comparable houses. For example, the buying agent can help you determine a strategic opening offer.

If you want, your opening offer can include cancellation clauses based on such conditions as mortgage approval or structural inspection. If these clauses are included, you (the buyer) still have the option to cancel a purchase agreement.

4. Finalising the purchase

Has the seller accepted your offer? Then the purchase agreement can be drafted. Your NVM real estate agent will ensure that it states all the details as agreed: the purchase price, the delivery date, the cancellation clauses and the list of movable and immovable property, specifying what the seller will be leaving behind in the house.

If all that is in order, you and the seller can sign the agreement. Once that is done, the sale is complete. As the buyer, even after signing the agreement, you still have a cooling-off period of three business days.

5. Appraisal

6. Arranging a mortgage

The NVM real estate agent can also help you find a good mortgage broker. Once the purchase agreement is signed, you also have to finalise the mortgage.

Based on the purchase price, renovation plans, any down payment you can provide from your own money, and the buyer’s costs (registration in the land registry, transfer taxes and notary fees), the mortgage broker can determine exactly how high your mortgage needs to be.

Once the bank approves the mortgage proposal, they send the mortgage documents to the notary and arrange for the mortgage sum to be deposited with the notary.

7. Going to the notary

A few days before the transfer date, the civil-law notary will give you a draft deed of transfer, a draft mortgage deed, and a completion statement. Be sure to read the documents carefully and always consult with your NVM buying agent to check that everything is correct. The actual day of transfer will go something like this:

Just before the transfer, you and your NVM real estate agent conduct an inspection together to determine whether the house has been delivered in the agreed condition.
Then you go to the civil-law notary and sign the deed of transfer and the mortgage deed.
The notary then ensures that the deeds are registered in the public records of the Land Registry. Once that happens, you officially own your new home. You will usually receive the keys immediately during the transfer.

8. Enjoy your new home

Ready to buy a home? Find your NVM real estate agent here, for expert assistance from a real estate professional who speaks English well and has experience in working with international clients.

8 steps to buy a home in the Netherlands

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