In Amsterdam, the season makes little difference: the housing market is fairly stable all year round. Only the summer holidays and the Christmas period are a bit quieter. More important than the month are your own situation, such as whether you sell first or buy first, and the timing of the sale itself. The best moment to find a buyer comes around three weeks after your home goes live on funda.
Does the season matter in Amsterdam?
Not really. In Amsterdam, I do not notice a big difference between spring, summer, autumn and winter. There are two exceptions.
The summer holidays are noticeably quieter: many buyers are on holiday, and so are many estate agents. That is why I would not put a family home for a household with children, for example in the Watergraafsmeer, on the market during the summer holidays. A city apartment, on the other hand, can do very well then: couples and singles often do not go on holiday in the high season.
The Christmas period is quieter too. Many expats go back to their families in their home country and work remotely for a few weeks.
The rest of the year is fairly stable. So do not wait for spring if you are ready to sell now.
Sell first or buy first?
That depends on your situation. If you are on your own or a couple, it can make financial sense to sell your current home and complete the transfer first, and only then buy a new one. That saves costs, for example for an extra appraisal and a bridging loan (overbruggingskrediet): a temporary loan on the surplus value of your current home while you own two homes.
Older people and families with children often do not want to move twice. If you sell first, you are without a home for a while and have to arrange something temporary. In that case it can be better to buy a home first, with a bridging loan, and sell your own home as soon as you have found something.
What we always try to do in that case is schedule the transfer of your new home a little later. That gives you enough time to sell your current home and keeps the period with two homes as short as possible.
How long does it take to sell a home in Amsterdam?
The whole process, from the first conversation to the key handover, takes roughly three to six months. This is what it looks like:
- From signed instruction to online: in principle one week. The photos need to be taken, there needs to be a floor plan with a measurement report, and there needs to be an energy label. Then the home goes live on funda and the other main websites.
- From online to buyer: about three weeks. Viewings start after five or six days and last a week to a week and a half. Towards week three you reach the best moment to find a buyer. That can be because a good offer comes in, or because we sell the home with a bidding deadline.
- From purchase agreement to key handover: about two months for a starter home, because those buyers want to move in as quickly as possible. In the higher segment, with a buyer who still owns a home, more like four or five months. We have hardly seen it take longer in recent years.
What happens after you accept an offer is explained in the blog about sold subject to conditions.
Why those first weeks matter so much
I call that period around week three the “window of opportunity”. The best moment to sell only comes once: when your home is new on funda, it gets the most attention. That is why we plan the entire sale around that moment. Everything has to be ready before the home goes online: good photos, an accurate floor plan and all the documents for the home and the owners’ association (VvE). That way you get the most out of those first weeks.
Thinking about selling and want to know the right moment for your home? Request a free market valuation, or first read how we work as a selling agent.
Frequently asked questions
What is the best month to sell your home in Amsterdam?
There is no real best month. The Amsterdam market is fairly stable all year round. Only the summer holidays and the Christmas period are a bit quieter.
Can I sell my home in summer?
Yes. A city apartment sells fine in summer, because couples and singles often do not go on holiday in the high season. I would rather not put a family home on the market during the summer holidays.
How long does it take to sell a home in Amsterdam?
Expect about a week until the home is online, around three weeks until you agree with a buyer, and then two to five months until the key handover.
Should I sell my home first or buy a new one first?
That depends on your situation. Selling first saves costs, buying first means you do not have to move twice. If you buy first, we try to schedule the transfer of your new home a little later, so the bridging period stays short.
