Ready to call Amsterdam home? We'll guide you in English.
You know the city, and you know what rent costs here. Buying works differently from what you may be used to, so we walk you through every step, in plain English.
The Dutch system can feel like a maze.
Many expats watch a webinar or two, and still feel unsure once they start viewing homes. These are the questions we hear most.
"When do I have to pay what?"
The deposit, the extra costs, the mortgage, the notary. It helps to know the timeline before you make an offer.
"How much over the asking price?"
In Amsterdam you often bid above the asking price. How much depends on the home and the neighbourhood, not on stories you hear.
"Am I bound by a verbal yes?"
No. As a buyer, the deal only becomes binding once the purchase agreement is signed. And even then you have three days to change your mind.
"What on earth is erfpacht?"
Ground lease. Many Amsterdam homes have it, and it affects your monthly costs. We explain it before you bid.
Your own agent, fully in English.
The whole team speaks English, so nothing gets lost in translation. Micha, Erik or Lisa is your agent from the first viewing to the keys. This is how we work.
- Check your mortgage options firstTogether with a mortgage adviser we look at what you can borrow, whether you have a permanent contract or not. A mortgage adviser from our network is happy to run the numbers.
- Get to know the neighbourhoodsAlready know the city? Great. If not, we'll help you find your way and tell you honestly which areas suit the way you want to live.
- Find the right home in a busy marketMost expats want a home that's move-in ready, because they don't know enough contractors yet. Those homes are also the most popular. We help you spot the good ones early and judge what they're really worth.
- Bid with a clear strategyBased on recent sales in the area, we decide together how far it makes sense to go. No guessing, and no bidding based on rumours.
- The contract and the notary, explainedWe make sure you understand the purchase agreement, translated into English if needed. And we explain the ground lease, the owners' association and every date that matters.
How buying works in the Netherlands.
The key steps and rules, so you know what to expect before you start.
An offer and a verbal agreement
You make an offer through your agent, and there's often some back and forth. A verbal yes from the seller is not binding for you as a buyer yet. That only happens once the purchase agreement is signed.
Three days to think it over
Once you've received the signed purchase agreement, you have three days to cancel without giving a reason. The cooling-off period starts then, not at the verbal agreement.
Conditions and the deposit
Most buyers include conditions, for example for financing or a structural survey. Within a few weeks of signing you usually pay a deposit or provide a bank guarantee, often 10% of the price.
The notary
In the Netherlands a notary transfers the property. You sign the deed, the mortgage is paid out and you get the keys, usually on the same day. If you don't speak Dutch, the notary makes sure the deed is explained to you.
Costs on top of the price
Transfer tax (2% if you live in the home yourself, or 0% for first-time buyers under 35 up to €555,000, rising to €615,000 on 1 January 2027), the notary, a valuation and mortgage advice. Keep these in mind when you plan your savings.
Ground lease (erfpacht)
Many Amsterdam homes are on municipal ground lease. You either pay an annual ground rent, or it has been paid off for a long period. It affects your costs and your mortgage, so we check it for every home.
The expat ruling
If you have the 30% ruling, it affects your net income and so your mortgage. From 2027 the maximum drops to 27%, with transitional rules for people who already had the ruling before 2024. Your mortgage adviser takes this into account.
This is general information. Your mortgage adviser and the notary will look at your own situation, and we're happy to introduce you.
Everyone who wanted to buy, found a home.
We've helped a lot of expats buy in Amsterdam. Most of them already live here and rent. At some point they realise that a very high rent every month is money gone, and that owning a home makes more sense.
The hardest part is usually the competition. Move-in ready homes are what most expats look for, and they're exactly the ones everybody wants. That's why a clear bidding strategy and good timing matter so much.
So far, everyone who came to us wanting to buy a home has found one. This is what one of them wrote.
We had a fantastic experience working with Micha. As first-time buyers and non-Dutch speakers, my partner and I really appreciated his patience and clear guidance throughout the entire process. He took the time to explain all the complexities step by step, which made us feel confident and well-informed in every decision. His negotiation skills were excellent and ultimately helped us secure our new home at a very fair price.
Amalie Forosh, via Google · 5/5
A small team, and the choice is yours.
Next to your own agent, we work with people we know and trust.
- MortgageWe work with several mortgage advisers we know and trust. They look at your situation, including a temporary contract or income from abroad.
- Structural surveyWe know the best structural surveyors in the city, and they're happy to help.
- NotaryNo fixed notary: you choose, and we help you find one that suits you, for example one who explains things in English.
- Relocation and movingWe know several relocation agencies and movers, and we're happy to help you choose.
We can help with everything. But the choice is always yours.
One fixed fee, no surprises.
€3,500 including VAT for full purchase guidance, up to a property value of €1,000,000. Above that, we agree a fee with you in advance. The first conversation is free.
A structural survey, the notary and your mortgage adviser are paid directly to them. Want to know your total costs up front? We're happy to work them out with you.
Questions expats often ask us
Can I buy a house in Amsterdam as an expat?
Yes. There are no special restrictions on foreigners buying a home in the Netherlands. What matters is whether you can get a mortgage, which depends on your income, your contract and your residence status. A mortgage adviser can tell you quickly.
Is a verbal agreement binding?
Not for you as a buyer. The purchase only becomes binding once the purchase agreement is signed. After you receive the signed agreement, you have three days to cancel without giving a reason.
How much do I need to bid over the asking price?
It depends on the home and the neighbourhood. Popular, move-in ready homes often sell above the asking price, homes that have been on the market longer often don't. We decide per home how far it makes sense to go, based on recent sales nearby.
Can I get a mortgage with a temporary contract?
Often, yes, but it depends on your situation and the lender. A mortgage adviser from our network can check your options before you start viewing.
Is everything in English?
We communicate fully in English, and the whole team speaks it. The purchase agreement is usually in Dutch, but we make sure you understand it and can have it translated into English if needed.
Can you help me while I'm still abroad?
Yes. We have a lot of experience with clients who don't live in the Netherlands yet, and we'll work out together how to plan viewings and signing.
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 a fee in advance. The first conversation is free.
Selling as well?
Leaving Amsterdam, or selling your current home first? We can help with that too.
Tell us what you're looking for.
The first conversation is free and in English, at our office on the Singel, at your place or by video call. Afterwards you'll know what you can afford, where to look and what the next step is.
Or call +31 20 845 5878 · WhatsApp us
Singel 374, 1016 AH Amsterdam
