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Clear explanation about buying, selling and the Amsterdam housing market.
Housing market
Selling first usually provides more financial security. Buying first gives you more peace of mind in your search, but can temporarily lead to double costs. The correct order depends on your financial capacity, marketability, housing preferences and risk limit.
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Buying
There is no fixed percentage that you have to outbid in Amsterdam. The right offer does not start with the asking price, but with the likely market value, your financial limit, the condition of the home and the conditions of the offer. In Q2 2026, the prices of existing owner-occupied homes in Amsterdam rose 0.8% compared to a year earlier, according to CBS/Kadaster, while the regional NVM market was still tight and many homes were sold above the asking price. That seems contradictory, but above all it shows that every house has its own bidding competition.
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Buying
There is no uniform rate for a purchasing agent in Amsterdam. Offices work with a fixed amount, a percentage of the purchase price, a success model or a combination thereof. Therefore, do not just compare the final amount, but especially which work is included, when you pay and what additional costs are possible.
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Housing market
The housing market in Amsterdam in 2026 is less easy to summarize than “prices continue to rise rapidly”. According to CBS/Cadastre, existing owner-occupied homes in Amsterdam were on average 0.8% more expensive in Q2 2026 than a year earlier, compared to 4.2% nationally. At the same time, the market in the NVM Greater Amsterdam region remained tight and a large proportion of homes were sold above the asking price. More supply and slower price increases do not automatically mean that buyers have free rein everywhere.
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Selling
The costs of selling a house in Amsterdam usually consist of broker's commission or a fixed fee, start-up and presentation costs and additional items such as an energy label. Published indications vary: general explanations regularly mention 1% to 2% commission, while Krib, based on Amsterdam quotes, reported an average of 1.09% and €6,814 including VAT and start-up costs on September 6, 2026. Think of this as market information, not as a universal rate. Always ask what exactly is included in the quote.
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Buying
Anyone who buys an apartment in Amsterdam does not just buy living space. You usually also become co-owner of the building, you will have to deal with a homeowners' association and possibly with leasehold, foundation risks and joint maintenance costs. Therefore, before you bid, check the home, the building, the legal documents, the financial position of the homeowners' association and the conditions of your offer. This checklist will help you look systematically.
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Housing market
A valuation is a substantiated estimate of the expected sales value and is often part of sales advice. A valuation is a formal, independent value report that, for example, a lender may require for a mortgage. If you want to know what price you can probably sell your house for, a valuation is usually appropriate. If you need a validated report for financing or another formal reason, you usually need a valuation.
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