{"id":37295,"date":"2026-10-11T14:02:02","date_gmt":"2026-10-11T14:02:02","guid":{"rendered":"https:\/\/makelaarinamsterdam.nl\/?p=37295"},"modified":"2026-10-22T17:18:32","modified_gmt":"2026-10-22T17:18:32","slug":"when-do-you-pay-the-estate-agent","status":"publish","type":"post","link":"https:\/\/makelaarinamsterdam.nl\/en\/when-do-you-pay-the-estate-agent\/","title":{"rendered":"When do you pay the estate agent?"},"content":{"rendered":"

You pay the estate agent afterwards, once the sale or purchase has actually gone through. The estate agent sends their invoice to the civil-law notary, who includes the amount in the statement of settlement (nota van afrekening). If you sell a home, the fee (courtage) is deducted from what you receive. If you buy a home, the invoice is part of the single amount you transfer to the notary before the transfer.<\/p>\n

That is the general rule. There are a few exceptions, such as start-up costs and withdrawal costs. Below you can read exactly how it works and what to ask beforehand.<\/p>\n

How does paying through the notary work?<\/h2>\n

When a home changes hands, all the money goes through the notary. The buyer and their bank transfer the money to the notary’s client account (derdengeldenrekening): a separate account where the money is kept safe until the deed has been signed. The notary then pays everyone who is still owed something, such as the seller’s bank, the estate agent and finally the seller.<\/p>\n

That is why the estate agent does not send their invoice to you, but to the notary. You are usually copied in, so you can see what is being invoiced. The notary puts the amount on the statement of settlement, the overview of all the amounts settled at the transfer. You receive that statement before your appointment at the notary, so you can go through everything calmly.<\/p>\n

How do you pay the estate agent when you sell a home?<\/h2>\n

As a seller, you do not have to transfer anything yourself. The notary deducts the fee from the sale proceeds, together with the other costs settled at that moment, such as paying off your mortgage. Whatever is left goes into your account.<\/p>\n

That is convenient, because you do not have to pay anything up front. Do check on the statement of settlement that the estate agent’s amount matches what you agreed in your agreement with them.<\/p>\n

How do you pay the estate agent when you buy a home?<\/h2>\n

If you buy a home with the help of an estate agent, the notary sends you a clear statement with all the costs listed: the purchase price, the transfer tax (overdrachtsbelasting), the notary’s fees and your estate agent’s invoice. The bank sends the part that comes from your mortgage directly to the notary. At the bottom, there is one amount that you still transfer yourself.<\/p>\n

So you do not have to pay the estate agent, the notary and the tax separately. It all happens in one go. If you want to know which other costs are involved, read what are the costs involved in buying a house in Amsterdam<\/a>. What an estate agent does for you when you buy a home, you can read on our buying agent<\/a> page.<\/p>\n

Do you pay the estate agent if the sale falls through?<\/h2>\n

No. You only pay an estate agent when a sale or purchase succeeds. If the purchase is cancelled, for example because the buyer cannot get their financing arranged, there is no transfer at the notary, and so no invoice either.<\/p>\n

As a seller, you start again in that case. Your home goes back on the market and the estate agent gets back to work. That is more work for the estate agent, but you do not pay twice: the fee is charged once, for the sale that does go through. How a sale with conditions like this works, you can read in sold subject to conditions<\/a>.<\/p>\n

What if you cancel the agreement?<\/h2>\n

If you stop the sale or your search yourself before anything has been sold or bought, you will in most cases pay withdrawal costs (intrekkingskosten). They cover the work the estate agent has done up to that point.<\/p>\n

An estate agent should mention this beforehand and put it in the service agreement (opdracht tot dienstverlening), the contract you sign at the start. If it says nothing about it, or the wording is vague, ask about it before you sign. Then you know where you stand.<\/p>\n

Do you pay anything up front?<\/h2>\n

That differs per estate agent. Some estate agents work with a start-up package that you pay at the beginning, which includes, for example, the photos, measuring the home and the listing on funda. Other estate agents pay those costs in advance and settle them afterwards through the notary, together with the fee.<\/p>\n

Neither is wrong, as long as you know beforehand. So in the introductory meeting, always ask: what do I pay now, and what do I only pay at the notary?<\/p>\n

Is the fee including or excluding VAT?<\/h2>\n

This regularly catches sellers by surprise. Many estate agents quote their rate excluding VAT (btw). It is in the agreement, but on the statement of settlement, 21% VAT is added on top of the amount you had in mind.<\/p>\n

So always ask whether the percentage or amount you are quoted includes or excludes VAT. We have worked with amounts including VAT for years, so the amount you hear in the first conversation is also the amount on the statement.<\/p>\n

What should you check before you sign?<\/h2>\n

Go through these five questions before you sign the service agreement:<\/p>\n