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.
What sales costs may you encounter?
| Cost item | What does it mean? | Fixed or variable? | Question you need to ask |
|---|---|---|---|
| Brokerage | Reimbursement for sales assistance | Often % of sales price | Is VAT included and charged? |
| Fixed rate | Pre-agreed package price | Fixed | What activities and limits apply? |
| Start-up costs | Preparation, file and placement | Usually fixed | Will this be refunded if sales stop? |
| Photography and media | Photos, video, drone, styling | Fixed/package | What media is included? |
| Floor plan and measurement report | Measuring and presenting home | Usually fixed | Is NEN measurement report included? |
| Online presentation | Funda and other channels | Fixed/package | Are placement and promotion included? |
| Energy rating | Valid label for sale | Fixed, external | Is a valid label already present? |
| Additional services | Styling, inspection, specialist advice | Dependent | Is this optional and who gives the order? |
Brokerage: percentage of the sales price
With brokerage, the seller pays a percentage of the final sales price. The advantage is that the model is simple and the broker has an interest in good returns. Always check whether the percentage includes VAT, whether start-up costs are separate and what happens if the property is not sold.
A difference of a few tenths of a percent seems small, but it quickly adds up at Amsterdam sales prices. This makes it important to compare not only the percentage, but also the quality and scope of the services.
Fixed rate
A fixed price provides clarity in advance. However, the package may differ. One office includes photography, viewings and negotiations; in the other case, components are calculated separately. Also ask whether the fixed amount changes with a longer sales time, many viewings or a canceled order.
Start-up and presentation costs
A strong presentation can consist of professional photography, video, floor plans, measurement report, home text, online publication and targeted marketing. These are not separate decorations: together they determine how well potential buyers understand the home and how much interest is generated.
The cheapest presentation is not automatically the cheapest sale. Conversely, an expensive media package does not guarantee higher yields. The strategy must fit the home, target group and segment.
Other sales costs
A valid energy label is required for sales. Sometimes additional documents, a structural inspection or specialist research are wise. With a mortgage, the bank may charge cancellation costs for issuing the mortgage. Ask the notary and mortgage provider what costs apply in your situation.
Investments can also occur before the sale: painting, minor repairs, tidying up or styling. Always make a yield estimate for larger renovations. Not every euro you spend before selling will be returned in full.
Three example calculations
These calculation examples are fictitious, including VAT and excluding other external costs.
Sales price €500,000
- At 1.0% brokerage: €5,000.
- At 1.25% brokerage: €6,250.
- Fixed package: say €5,500.
Sales price €750,000
- At 1.0% brokerage: €7,500.
- At 1.25% brokerage: €9,375.
- Fixed package: say €6,500.
Sales price €1,000,000
- At 1.0% brokerage: €10,000.
- At 1.25% brokerage: €12,500.
- Fixed package: say €8,000.
A fixed rate often seems mathematically cheaper in the higher segment, but only compare quotes with the same work, marketing, availability and guidance.
Cheap versus complete
A real estate agent doesn't just sell an advertisement placement. A complete sales process can consist of valuation, asking price strategy, file compilation, presentation, marketing, viewings, feedback, bidding guidance, negotiations, deed of sale, inspection and transfer.
The relevant difference is therefore not “cheap or expensive”, but “what do I get, what result is realistic and which risks are monitored?” A lower reimbursement may be a good fit if you do a lot of work yourself. If you want complete peace of mind, the quote must actually cover that.
Questions for a sales agent
- What asking price and launch strategy do you recommend, and why?
- Is the fee fixed or percentage and includes VAT?
- What are the start-up and external costs?
- What happens if I withdraw the assignment?
- What photography, video, floor plans and promotion are included?
- Who supervises viewings and negotiations?
- How are bids registered and fed back?
- Which comparable homes have you recently supervised?
- What does the guidance up to and including transfer look like?
Henderson's sales approach
Henderson combines professional media with pricing strategy, marketing, viewings, negotiations and guidance during the transfer. The home is not only posted online, but is prepared and launched as a sale. The goal is a process in which presentation, reach and decision-making are aligned.
A good quote therefore starts with the home itself. Type, location, maintenance, target group and expected yield determine which approach is appropriate.
Frequently asked questions
What percentage brokerage is normal in Amsterdam?
There is no official standard percentage. Published bandwidths and quotation dates vary. Compare the percentage, VAT, start-up costs and included work as one whole.
Do I also pay if the house is not sold?
That depends on the assignment. Brokerage is often linked to a successful sale, while start-up or external costs may have already been incurred. Read the withdrawal conditions.
Are brokerage fees deductible?
Sales agent costs are generally not deductible from income tax for private home sales. If in doubt, have tax questions assessed for your personal situation.
