Hand placing a signed document next to house keys on a wooden table, Amsterdam canal-house facade visible through a sunlit window.

How does making an offer on a property work?

Gaby Mock - KRMT Real Estate Agent ·

Placing an offer on a property works as follows: you make a verbal or written offer to the seller, including a price, any contingencies, and a desired transfer date. The seller can accept, reject, or counter your offer. The sale is only official once both parties are in full agreement and the purchase agreement has been signed. In this article, we answer the most frequently asked questions about the bidding process, from strategy to legal certainty.

How much can you offer on a property?

There is no legal maximum or minimum for what you can offer on a property. You decide the amount yourself, but a well-informed offer is based on the market value of the property, its condition, and current demand in the area. In a competitive market like Amsterdam, buyers regularly bid above the asking price to stand a chance.

A practical way to determine your offer:

  • Compare similar properties that have recently sold in the area
  • Commission a valuation to establish the objective market value
  • Factor in additional costs such as transfer tax (2% for properties as a primary residence) and notary fees
  • Set your maximum budget before bidding, so you don’t overbid out of emotion

In 2026, the Amsterdam housing market remains highly competitive. It is not uncommon for properties in popular neighborhoods to sell for ten to twenty percent above the asking price. Make sure your offer is well-substantiated, and never bid more than you can financially afford.

What happens after you place an offer?

After you place an offer, the seller responds in one of three ways: acceptance, rejection, or a counteroffer. A counteroffer marks the start of negotiations. This back-and-forth continues until both parties agree on the price and terms, or until one party walks away from the negotiations.

Once you reach an agreement, the process unfolds as follows:

  1. The agent draws up a purchase agreement containing all agreed terms
  2. Both parties sign the agreement
  3. The buyer has a statutory three-day cooling-off period after signing
  4. Within the agreed timeframe, any structural surveys or mortgage applications take place
  5. The legal transfer takes place at the notary’s office, where the purchase price is paid

Keep in mind that a verbal agreement is not yet legally binding. Until the purchase agreement has been signed, the seller can still choose to proceed with another buyer.

When is an offer on a property legally binding?

An offer on a property becomes legally binding at the moment both parties have signed the purchase agreement. A verbal agreement or an agreement made via email is not legally binding for the purchase of a property in the Netherlands. The law requires a written agreement for the sale of real estate.

After the purchase agreement is signed, the buyer has a statutory cooling-off period of three days. Within that period, you may cancel the purchase without giving any reason. After those three days, you are bound by the agreement, unless a contingency clause applies.

Please note: If the seller makes a counteroffer and you accept it, your original offer automatically lapses. Make sure you are certain of your decision before accepting a counteroffer, because the same rule applies here: an agreement is only binding once it has been confirmed in writing.

What are contingency clauses and why do they matter?

Contingency clauses are provisions in the purchase agreement that give you the right to cancel the purchase if a specific situation arises. The most commonly used contingency clauses relate to failing to secure financing and an unfavorable outcome of a structural survey. They protect you against significant financial risks.

Financing contingency

A financing contingency allows you to cancel the purchase if you are unable to obtain a mortgage for the agreed amount. You agree on a deadline, typically four to six weeks. If you cannot arrange the financing, any deposit paid will be returned to you and you will not be liable for any further costs.

Structural survey

A structural survey involves having the property inspected by an independent expert. If the survey reveals serious defects whose repair costs exceed an agreed amount, you are entitled to cancel the purchase. This is particularly relevant for older properties or properties that have been vacant for an extended period.

Always take contingency clauses seriously. In a competitive market, buyers are sometimes tempted to waive them in order to make a more attractive offer, but this carries considerable risk if the financing falls through or the survey returns a poor result.

How does bidding through a buyer’s agent work?

Bidding through a buyer’s agent means that a professional agent negotiates on your behalf with the selling party. The buyer’s agent advises you on a realistic offer based on market analysis, guides you through the negotiations, and reviews the purchase agreement before you sign. This increases your chances of a successful and fair outcome.

A buyer’s agent helps you specifically with:

  • Property valuation: based on recent sale prices in the area, the agent advises what constitutes a realistic offer
  • Negotiation strategy: the agent knows when to increase your bid and when to hold firm
  • Document review: the agent reads the purchase agreement carefully and flags any unfavorable clauses
  • Coordination: from the structural survey to the notary appointment, the agent keeps everything on track

A buyer’s agent works exclusively in your interest, not in that of the seller. This is an important distinction from the seller’s agent, who represents the interests of the selling party. Particularly in a competitive market, professional guidance during the bidding process is a smart investment.

How Urban Homies helps you buy and sell a property

Whether you want to buy a property or sell your own, Urban Homies guides you from start to finish. For sellers, we develop a targeted marketing strategy, carry out an accurate property valuation, and ensure professional presentation with photography and a tailored listing. We manage the entire sales process: from the initial strategy consultation to the signing at the notary’s office and the aftercare that follows.

What you can expect from us:

  • A dedicated personal ‘homie’ as your point of contact throughout the entire process
  • In-depth market knowledge of Amsterdam, Amstelveen, Haarlem, Almere, and the surrounding areas
  • Collaboration with notaries, lawyers, and mortgage advisors for legal and financial guidance
  • Service that meets international quality standards as a member of EuRA

Would you like to know what your property is worth or how we can support you in purchasing a home? Visit our selling agent services or get in touch directly for a no-obligation conversation.

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