How Long Does It Take to Buy a Home in Amsterdam? A Realistic Timeline
Buying a home in Amsterdam typically takes between three and six months from the start of an active property search to the transfer date, with the process from accepted offer to legal transfer usually running six to eight weeks, subject to mortgage processing time and agreed conditions. One of the most common mistakes expat buyers […]
What Is a Resolutive Condition in Dutch Real Estate, and Why You Need One
A resolutive condition (ontbindende voorwaarde) in Dutch real estate is a contractual clause that allows the buyer to legally withdraw from the signed purchase agreement without financial penalty if a specific event occurs within an agreed timeframe, such as mortgage rejection or discovery of structural defects above a threshold amount. You have signed the koopcontract. […]
The Preliminary Purchase Agreement (Voorlopig Koopcontract) Explained for Expats
The voorlopig koopcontract is the legally binding preliminary purchase agreement used in Dutch residential real estate transactions, signed by buyer and seller after bid acceptance, setting the price, transfer date and all resolutive conditions, with a statutory three-day cooling-off period for the buyer. The word ‘preliminary’ is misleading. The voorlopig koopcontract is not a letter […]
Amsterdam Housing Market Q2 2026: More Choice, But Overbidding Stays the Norm
The Amsterdam housing market in Q2 2026 refers to the 2,950 homes sold and 3,291 homes listed in the city between April and June 2026, based on MVA transaction data. You have been watching Funda for months. Suddenly there are more listings than last spring, and it feels like the pressure is off. It is […]
Buying in De Pijp as an Expat: What the Neighbourhood Really Looks Like
De Pijp is a dense, lively Amsterdam neighbourhood south of the canal belt, knownfor its Albert Cuypmarkt, multicultural character, and concentration of internationalresidents, making it one of the most sought-after areas for expat buyers in the city.If you have been in Amsterdam for more than a few weeks, you have probably spenttime in De Pijp. […]
Buying in Amsterdam-Noord: Is It Right for Expat Buyers?
Amsterdam-Noord is a rapidly developing district north of the IJ river, accessible via free ferries from Centraal Station, with a growing creative and residential community, significantly lower prices per square metre than central Amsterdam, and increasing appeal among both expat and first-time buyers. A few years ago, suggesting that an expat buy in Noord would […]
How to choose the right real estate agent in Amsterdam as an expat
You start talking to agents. A few calls, maybe a meeting. Everyone sounds helpful. Experienced. Well connected. But once you’re in the market, the difference becomes obvious. Some agents guide you. Others just follow along. And in Amsterdam, that gap matters. Choosing the right real estate agent isn’t about who is nicest. It’s about who […]
NVM vs. MVA: What These Certifications Mean for Your Amsterdam Broker
In the Netherlands, NVM (Nederlandse Coöperatieve Vereniging van Makelaars) is thé national professional association for real estate agents, while MVA Certified Expat Broker is a specialist certification from the Amsterdam Brokers Association (MVA) for agents trained to work with international clients. You cannot be a member of MVA if you are not also a member […]
Mortgage as an Expat in Amsterdam: How Much Can You Actually Borrow?
Expats in the Netherlands can qualify for a Dutch mortgage of up to 100% of the property’s appraised value (loan-to-value), provided they have a stable income, sufficient employment documentation, and meet the standard affordability criteria applied by Dutch mortgage lenders. The first question most expats ask when they decide to buy in Amsterdam is […]
Viewing a Home in Amsterdam: What to Check Before You Fall in Love
A property viewing in Amsterdam typically lasts 20 to 30 minutes, during which a prospective buyer should assess structural integrity, VvE health, ground lease status, energy performance, and neighbourhood context factors that determine both liveability and long-term value. You have 20 minutes. The apartment looks great in the photos. You walk in and the […]