Before hiring a buyer’s agent, it’s best to ask them a number of specific questions about costs, working methods, and experience. This way, you’ll know exactly what you’re getting and can avoid surprises during the buying process. The questions below will help you make a well-informed decision and find an agent who truly fits your situation.
What are the costs and what exactly is included?
A buyer’s agent typically charges a fixed fee or a percentage of the purchase price, often between 1% and 2% of the purchase price, excluding VAT. Always ask for an itemized quote so you know which services are included and what additional costs may arise — for example, for appraisals or extra viewings.
Some agents work with an all-in rate, while others charge individual services separately. Don’t just compare the rate — compare what you get in return. A cheap agent with no negotiating experience can ultimately cost you more than a slightly more expensive specialist who secures a better price on your behalf.
Also ask whether the agent receives a commission from the selling party or from other service providers. A transparent agent will have a clear answer to this and works exclusively in your interest.
How much experience does the agent have in your area and price range?
Local market knowledge makes a significant difference when buying a home. An agent who is active in your target area knows which neighborhoods are in demand, what typical asking prices look like, and how quickly properties sell. Ask how many transactions the agent has handled in that area over the past year.
In addition to location, price range is also relevant. An agent with extensive experience in properties between €300,000 and €500,000 has different expertise than someone who primarily works in the higher end of the market. Ask specifically for references or recent purchases in your desired price range.
For expats and internationals, it’s also worth finding out whether the agent has experience with the specific challenges that come with international relocations — such as understanding Dutch rental regulations, municipal registration, and IND procedures.
What does the support actually involve, from search to key handover?
A good buyer’s agent guides you from the initial consultation to the moment you receive the keys. This includes identifying your housing preferences, searching for suitable properties, organizing viewings, and assessing the condition of a home.
Ask the agent specifically which steps they will handle on your behalf. Think of:
- Drawing up a search profile based on your wishes and budget
- Attending and evaluating viewings
- Carrying out a structural check or arranging an inspection
- Negotiating the price and terms
- Guiding you through the notary appointment and key handover
Also ask what falls outside the standard service. Some agents stop after the purchase agreement is signed, while others also provide aftercare.
How does the agent negotiate on your behalf?
An experienced agent negotiates based on market knowledge, the condition of the property, and the seller’s position. Ask the agent how they determine an opening bid and what strategy they use when there are multiple bidders.
Good agents back up their bidding advice with comparable sales in the area and a realistic assessment of the property’s value. They take into account protective conditions, such as a financing contingency and a structural survey, which safeguard you as the buyer.
Also ask how the agent communicates during the negotiation process. Do you want to be involved at every step, or do you prefer an agent who acts independently and simply informs you of the outcome? Discuss this in advance to avoid disappointment.
What does the contract say and when can you cancel it?
Before you sign, read the agent’s contract carefully. Pay attention to the duration of the agreement, the notice period, and the conditions for early termination. Ask the agent to explain each section if anything is unclear.
Key points to watch for in an agent’s contract:
- Best-efforts obligation vs. results obligation: most agents do not guarantee a specific outcome, but commit to making their best efforts
- Cancellation: check whether you can terminate the contract if the collaboration isn’t working out, and what costs apply
- Commission on self-found properties: some contracts stipulate that you owe a commission if you find a property yourself that the agent had previously presented to you
- Complaints procedure: a reputable agent will have a clear process for submitting complaints
Not sure about the contents of the contract? Have it reviewed by a legal professional before you sign.
When is a buyer’s agent most valuable for expats?
A buyer’s agent is particularly valuable for expats who are new to the Netherlands and unfamiliar with the local property market. The Dutch housing market is competitive, the regulations are complex, and processes such as municipal registration and mortgage applications are often uncharted territory for newcomers.
Specific situations where a buyer’s agent offers the most value for expats:
- You are still abroad and cannot attend viewings in person
- You have limited time to find a home due to a start date with a new employer
- You are unfamiliar with Dutch rental agreements, purchase deeds, or notary procedures
- You want to buy a property in a city like Amsterdam, where the market moves fast
An agent with specific experience in expat relocation also understands the additional steps involved, such as applying for a BSN number, IND procedures for non-EU citizens, and arranging utility connections.
How we help with buying or selling a home
At Urban Homies, we guide you through the entire buying and selling process, from your first orientation to the key handover at the notary. We work exclusively in your interest and pair you with a dedicated homie — a committed local expert who knows the area and the market inside out.
What you can expect from us when selling your home:
- A thorough property valuation based on current market conditions
- A tailored marketing strategy with professional photography and listings
- Support during negotiations and legal steps
- Aftercare following the signing at the notary
Are you an expat looking to buy or sell a home in Amsterdam or the surrounding area? Get in touch with us and we’ll tell you exactly how we can help.
