Expats vs Dutch Homebuyers: How Overbidding Patterns Differ in the Dutch Housing Market

Expats vs Dutch Homebuyers: How Overbidding Patterns Differ in the Dutch Housing Market

The Dutch housing market is notoriously competitive. With more than 60 percent of homes changing hands for above their asking price, buyers often find themselves in bidding wars that drive prices uphill. A recent survey by Viisi reveals intriguing differences between how international and local buyers approach these high-stakes negotiations. Understanding these patterns can help prospective renters, buyers, and landlords navigate the market more effectively.

Overbidding in the Netherlands: A Snapshot

In 2024, over two-thirds of properties in the Netherlands sold for more than the listed price. Low interest rates, a shortage of affordable homes, and high demand have pushed buyers to submit offers well beyond asking prices just to secure a contract. Overbidding, once considered an exception, has become the norm in many regions—especially in popular cities like Amsterdam, Utrecht, and Rotterdam.

How Expats Approach Overbidding

According to Viisi, 77 percent of foreign buyers (often referred to as expats) admit to bidding above the asking price when purchasing a home in the Netherlands. However, their bids tend to be more conservative than those of Dutch nationals. On average, internationals overshoot the asking price by 7.6 percent. This measured approach suggests they prepare thoroughly, balancing the desire to win a bid with financial prudence.

Many expats arrive without the informal support network that Dutch buyers enjoy, such as family advice or local market insights. To compensate, 70 percent of expatriate buyers engage a specialised buyer’s agent. These professionals provide detailed market analyses, negotiate on behalf of the buyer, and recommend an optimal offer—all of which help expats place well-informed bids.

Dutch Buyers’ Overbidding Behaviour

Dutch nationals also frequently overbid, with 70 percent reporting they offered more than the asking price. Their average overshoot, however, is higher at 9.3 percent. Local buyers may feel more confident navigating bidding wars due to their familiarity with neighbourhood trends and established relationships with real estate agents.

Despite that confidence, Dutch buyers take longer on average to close a deal. Viisi’s data indicates that local buyers wait around seven months to have an offer accepted, compared to just five months for international buyers. This disparity underlines the efficiency a buyer’s agent can bring to the process.

Multiple Bids and Decision-Making

Expats typically place offers on more properties—about three on average—before signing a purchase agreement. Dutch buyers make roughly 2.3 offers. While placing additional bids can seem indecisive, it actually reflects careful decision-making. Foreign buyers often cannot risk being priced out of the rental market while searching, so they deliberate across multiple options before committing.

Long-Term Commitment by International Buyers

A common misconception is that expats plan to stay in the Netherlands only briefly. However, Viisi’s survey dispels this myth: 52 percent of foreign buyers intend to remain in the country for over 20 years, and 70 percent plan to stay at least a decade. Such long-term commitments reinforce their willingness to invest in a property and participate fully in the housing market.

Addressing Bidding Abuse: The VEH Reporting Centre

With widespread overbidding comes the risk of bidding abuse. The Association of Homeowners (Vereniging Eigen Huis, or VEH) has recently reopened its reporting centre for bidding malpractice. Cases range from real estate agents sharing confidential bid information with rivals to orchestrating bidding wars that unfairly inflate sale prices.

A mandatory bidding log introduced by the government in 2023 requires agents to record all offers, but VEH argues this self-regulation is not enough. They are calling for legally binding standards, certified bidding software to ensure transparency, and independent supervision with enforceable sanctions. These measures aim to restore fairness and confidence for all homebuyers.

What This Means for Renters and Buyers

Whether you’re an international newcomer or a lifelong Dutch resident, the current housing climate demands strategic planning:

• Consider hiring a buyer’s agent to gain market insights and negotiate more effectively.
• Research recent sale prices in your target neighbourhood to gauge realistic bid levels.
• Keep track of all bids and communications—mandatory logs can help you verify that the process is fair.
• Be prepared to make multiple offers if your first bid isn’t accepted, and always set a clear maximum to avoid overextending your budget.

By staying informed and leveraging professional support, you can navigate bidding wars more confidently and find the right home at a fair price.

For the easiest way to find and rent your next home in the Netherlands, visit Luntero.