Selling a house in Amsterdam: the smart way to do it

Selling house Amsterdam can be a smart move in the current housing market, but only if you know what you are doing. Whether you're moving to another city, your home has become too big or you just want to take advantage of the still high prices: good preparation makes all the difference. In this article you will discover why now is the right time to sell your house in Amsterdam, which steps to follow and how to get the most out of the sale, with no surprises afterwards.

Selling a house in Amsterdam: Why is this the perfect time?

Amsterdam's housing market remains unique in the Netherlands. Unlike many other cities, demand for housing in the capital remains as high as ever. Yet there are signs of change: mortgage rates have risen, supply is growing slightly and the government is introducing new rules for investors and landlords.

For many homeowners, this means: now is the time to still take advantage of relatively high house prices. Especially if your home is in a popular neighbourhood such as de Pijp, Amsterdam-West or Amsterdam-Noord, you can still count on a lot of interest.

Advantages of selling now:

• High home values, especially in popular neighbourhoods
• Less competition from new construction projects
• Interesting time for buyers now that interest rates are stabilising

Beware: if you wait too long, you risk falling prices or stricter regulations that make it less attractive to sell earlier. So selling a house in Amsterdam is currently more attractive than ever, provided you do it right. A smart sale starts with a clear step-by-step plan.

Step by step: this is how to sell your house in Amsterdam

Want to sell your house Amsterdam? Then a good plan is essential. The Amsterdam housing market is unique: high demand, tough regulations and big price differences per neighbourhood. This step-by-step plan tells you how to successfully sell your house in Amsterdam, from preparation to handover.

Step 1: have the value of your home determined

A good sale starts with a realistic assessment of your home's value. Ask for a free valuation from an experienced sales agent in Amsterdam. They will know the neighbourhood, compare recent sales and estimate what your house is currently worth.

You can also have a valuation done, especially if you are selling due to a divorce, inheritance or mortgage increase. Note: the Amsterdam market changes quickly, so up-to-date data is crucial.

Step 2: choose your sales strategy

You can choose to sell your house in Amsterdam yourself or have it done by a sales agent.

Selling yourself: The advantages are lower costs and direct control. But: you have to arrange viewings, negotiate, check legal documents and supervise the whole sales process yourself. In Amsterdam, competition is fierce and mistakes can be costly.

Selling through an estate agent: Most Amsterdam residents opt for a sales agent. They know the market, provide professional photos, a good pricing strategy (such as ‘offer from’) and conduct negotiations. On average, estate agent fees are between 1% and 1.5% of the selling price. Make sure you choose an estate agent who has experience in selling houses in Amsterdam.

Step 3: get your house ready for sale

In a city like Amsterdam, first impressions count more heavily than ever. Competition is stiff and buyers are critical. So it is important to present your property perfectly, because you want to sell your house Amsterdam fast. Here are some tips to make the best impression on potential buyers:

• Tidying up & cleaning: Make sure you have space, light and quiet.
• Repairs: Fix small defects such as leaking taps or loose sockets.
• Professional photography: Indispensable for online platforms like Funda.
• Styling: Consider light sales styling for a fresh, neutral look.
• Energy label: Mandatory when selling, arrange this on time.
• Documents: Collect subdivision deed, VvE information, floor plans, WOZ assessment and list of assets.

In Amsterdam, long leases often apply. Always state whether the ground lease is paid off or not. 

Step 4: put your home on the market

Once your home is ready for sale and the value has been determined, it is time to put your home on the market. In a busy city like Amsterdam, it is essential that your property stands out among the large supply. Professional photos, possibly complemented by videos or a 360-degree tour, attract more potential buyers. In addition, a strong ad text with keywords such as house for sale Amsterdam is important to rank higher in search results on Funda and Google. Besides Funda, use social media, your estate agent's network and other housing sites for optimal promotion. In Amsterdam, a ‘bid from’ price often works well to generate a lot of interest. 

Step 5: viewings and negotiations

Viewings often follow quickly after a listing. Make sure your property is well cared for and inviting during each viewing, as this will help determine the offer you receive. Your estate agent plays an important role in guiding viewings and conducting negotiations. In Amsterdam, this can lead to a bidding war. This is an important moment in house selling Amsterdam. Not only the price is negotiated, but also the completion date and conditions.  An experienced estate agent will help you do this so that you guard your boundaries and get the best deal.

Step 6: from purchase agreement to transfer

Is there an agreement? Then it will be recorded in a sales contract, including all agreements such as price, completion date and resolutive conditions. This is a crucial part of house sale Amsterdam. The buyer then has three days for reflection. After this period, the notary takes care of the legal transfer. In Amsterdam, it is often necessary to check ground lease conditions and include them in the deed. On the day of transfer, a final inspection takes place first, after which you go to the notary for signing and key transfer. As soon as the notary receives the money, you will be paid the sales proceeds and your house is officially sold.

Costs when selling a house in Amsterdam

If you are going to start selling your home, it is important to understand the various costs involved. When selling a house in Amsterdam, think about notary fees, estate agent fees and any additional costs such as styling and photography. Below, we explain these cost items in more detail.

Notary fees: Notary fees are a fixed and unavoidable cost item when selling a house Amsterdam. The notary is responsible for drawing up and passing the deed of transfer and ensures that the transfer is legally correct. Notary fees usually vary between €700 and €1,200, depending on the notary and the complexity of the transaction. In Amsterdam, extra attention is often required for ground lease conditions, which can increase notary fees slightly. It is wise to enquire in advance about the exact fees at different notaries.

Brokerage fees: The cost of a sales agent in Amsterdam is usually the biggest expense when selling your home. A good estate agent Amsterdam will not only help you with the sales strategy and marketing, but will also supervise viewings and negotiations. Estate agents usually charge a commission of 1% to 2% of the selling price, sometimes with a minimum rate. Note that these costs are often exclusive of VAT. These costs are part of selling your house in Amsterdam and are an investment in a successful and quick sale. Choose an estate agent familiar with the Amsterdam housing market for best results.

Any additional costs: In addition to notary fees and estate agent fees, there may be additional costs when selling a house Amsterdam that will support and speed up your sales process. For example, consider home styling to make your house more attractive to potential buyers. Professional photography and possibly a video or 360-degree tour are also recommended to better present your house online. These extra services cost on average between €300 and €1,000, depending on the scope and quality. Although these costs are an investment, they can positively influence the final sales price and shorten the selling time.

Your next step towards a successful sale  

Selling your house in Amsterdam does not have to be a stressful process, as long as you take a well-considered approach. By preparing your home well, choosing an appropriate strategy and engaging the right experts, you will not only increase your chances of a quick sale, but also of higher proceeds.

Ready to take your next step? Feel free to contact Amstelland Makelaars, the sales expert in Amsterdam and the surrounding area. We know the market like no other, ensure maximum visibility and guide you from A to Z in selling your home.