A place of your own after a divorce. We search with you.
Carrying on alone, perhaps with the children staying with you half the week. Then you are not just looking for a house, but for a home that fits your new life.
Starting over, with a lot of questions.
After a divorce, you are looking for a home in a very different situation from last time. These are the questions we hear most often.
"What can I still borrow on my own?"
One income, maybe alimony, maybe equity or a remaining debt instead. That sets your budget, so we work that out first.
"Can I stay close to the children?"
If you co-parent, you want them to go back and forth easily. Then we search specifically in that area.
"Will I have to bid far over the asking price again?"
In Amsterdam, often a little. But we also look at homes where that is needed less, or not at all.
"Do I even have the headspace for this right now?"
It is a busy, emotional period. We take the work off your hands, and we take more time if that is needed.
Your budget first, then your new home.
If you buy after a divorce, there is often less room for mistakes. That is why we start with the basics and only then begin searching. We understand this is a difficult time, and we are glad to help you.
- Your financial room firstDuring or after the sale of your current home, we look at what you can borrow on your own. A mortgage adviser from our network is happy to run the numbers for you.
- Searching where it fitsClose to school, the sports club or your ex's house. We search specifically in the neighbourhood that works for your family.
- Looking criticallyAt every viewing, we look critically at the condition of the property, the foundation and the owners' association (VvE). If we see something that needs a closer look, we tell you honestly.
- Sharp offers, with your story attachedWe negotiate as sharply as possible and also look at homes where you need to overbid less. And we let the seller know who you are and why you are looking for this home. That can make the difference.
- At your paceIf you need more time to decide, we take it. Better to search a week longer than to buy a home you do not fully believe in.
What to watch for when you buy after a divorce.
Your budget and your plans look different from last time. This is what you want to know in advance.
What counts towards your mortgage
You are now working with one income. Partner alimony that you receive often counts, but not every bank counts it for the same length of time. If you pay partner alimony yourself, it is deducted from what you can borrow. Child maintenance does not count.
Equity from your previous home
If you owned a home together with equity, you receive part of it. For tax purposes, that counts for three years: if you borrow more than the purchase price minus that equity, the interest on that extra part is not deductible. Your mortgage adviser will work it out for you.
The first-time buyer exemption
Did you rent together and are you buying for the first time? If you are under 35, you pay no transfer tax on a home up to €555,000 (the limit in 2026, from 1 January 2027 €615,000). You only get the exemption once, so if you already used it for the house with your ex, it no longer applies. On 1 January 2027 the limit goes up to €615,000.
Aligning the sale and the purchase
If the sale of your shared house is still under way, your budget depends on the proceeds. We can handle that sale too, so the timing of selling and buying fits together well.
Living somewhere temporarily
Sometimes you have to leave before your new home is ready. Think about a bridging solution in good time, such as renting temporarily, and when you make an offer, keep in mind a transfer date that works for you.
Ground lease and owners' association in Amsterdam
Many Amsterdam homes are on ground lease (erfpacht). We check how the ground lease is arranged and what is going on at the VvE, so you do not face surprises after the purchase.
This is general information. Always have your own situation checked by your mortgage adviser, mediator or civil-law notary. We are glad to put you in touch with them.
Two bedrooms, and the big one for her son.
Not long ago we helped a mother who was looking for a place of her own after her divorce. She and her ex had lived in a rented home, so nothing needed to be sold. She did search very specifically: in Amsterdam-Oost, close to school, so her son would not have far to cycle whichever parent he was staying with.
She wanted two bedrooms, and she was fine taking the smallest one herself, so her son could have a nice, large room. After about two months of searching, her offer was accepted. There was quite a lot of interest, so she had to bid over the asking price, but all in all it turned out fine.
What helped: we included her story and her motivation with the offer. That way the seller knew who the home was for, and the seller was rooting for her.
A steady team, and you make the choices.
Micha, Erik or Lisa is your buying agent, from your first search request to the keys. Around that, we work with people we know and trust.
- Mortgage and financingWe work with several mortgage advisers we know and trust. They calculate what you can borrow on your own.
- Structural surveyWe know the best structural surveyors in the city, who are happy to help you with a survey.
- Mediator or divorce lawyerWe have good contacts and will gladly connect you with the right person.
- Notary and removal companyNo fixed party: you choose, and we help with that choice.
We can help with anything. But the decision is always yours.
A fixed price, with no surprises.
€3,500 including VAT for full purchase guidance, up to a property value of €1,000,000. Above that, we agree an adjusted fee in advance. The first conversation is free and without obligation.
An official structural survey, the notary and your mortgage adviser are paid directly by you to those parties.
Frequently asked questions about buying after a divorce
Can I start searching while our house has not been sold yet?
Yes, you can always start exploring. But your budget often depends on the proceeds of your house and on what you can borrow alone. Have that calculated first, then you know what you are looking for and can act fast when the right home comes along.
Does alimony count towards my mortgage?
Partner alimony that you receive often counts as income, but not every bank counts it for the same length of time. If you pay partner alimony yourself, it is deducted from what you can borrow. Child maintenance does not count. A mortgage adviser from our network will work it out for you.
Can you search near my children's school?
Yes, we often do. We search specifically in the area that works for your family, so the children can easily go back and forth between you and your ex.
Do I always have to overbid in Amsterdam?
Not always. With popular homes, often yes, but there are also homes where you need to overbid less or not at all. We actively look for those, and together we decide how far it makes sense to bid.
Do I get the first-time buyer exemption if I owned a home with my ex before?
Only if you have never used the exemption. If you bought a home with your ex using the first-time buyer exemption, you will not get it again. If you rented together and you are under 35, you pay no transfer tax on a home up to €555,000 (the limit in 2026, from 1 January 2027 €615,000).
Can you also sell our current home?
Yes. That way the sale and your purchase line up well. How we approach that in a divorce is explained on our page about selling your house when you separate.
What does a buying agent cost with you?
€3,500 including VAT for full purchase guidance, up to a property value of €1,000,000. Above that, we agree an adjusted fee in advance. The first conversation is free.
Does your shared house still need to be sold?
Often the purchase only comes once the shared house has been sold. We are happy to help with that as well.
Tell us what you are looking for.
The first conversation is free and without obligation. At our office on the Singel, at your home or by video call. Afterwards you know what is possible, where you will search and what the next step is.
Or call +31 20 845 5878 · WhatsApp us
Singel 374, 1016 AH Amsterdam
