Common mistakes when selling a house in Amsterdam

Selling your house in Amsterdam is often an important and exciting step. Perhaps you are moving to a larger home, moving in with your partner or leaving the city for a quieter environment. Whatever your situation, selling your home is a complex process. In a constantly changing market such as Amsterdam, mistakes can easily creep in.

At Amstelland Makelaars, we have helped countless Amsterdam residents successfully sell their homes in recent years. As a result, we know better than anyone what works well and, more importantly, what often goes wrong. In this blog, we list the most common mistakes made when selling a house in Amsterdam and give you practical tips on how to avoid them.

1. Selling your house in Amsterdam? Don't set the asking price too high 

Many homeowners overestimate the value of their property. They think: ‘My house is unique’ or: ‘My neighbour asked the same price for theirs,’ but the Amsterdam market is critical. A property with an asking price that is too high is viewed less often, stays on the market longer and often ends up selling for a lower price.

Anyone who is serious about selling their house in Amsterdam would do well to seek advice from an experienced estate agent. A well-thought-out pricing strategy is essential for successfully selling a house in Amsterdam. We make a realistic valuation based on current market data and comparable properties in the neighbourhood. In addition, properties that are competitively priced often sell best. The competitive price ensures that more people are interested in the property.

2. Poor property presentation in Amsterdam: first impressions count

Another common mistake when selling a house in Amsterdam is poor presentation of the property. First impressions are everything. A messy living room, an overcrowded kitchen or dark photos can cause potential buyers to lose interest before they even come to view the property.

Therefore, invest in good property photography, possibly supplemented with a video or 3D tour. Make sure your property is neat, fresh and inviting. At Amstelland Makelaars, we work with professional photographers and styling consultants to present your home in the most attractive way possible. 

3. Not enough marketing when selling your home in Amsterdam

A sign in the garden is not enough. Especially if you want to sell your house in Amsterdam, where competition is fierce. Many sellers do not realise that good marketing makes the difference between waiting months and selling within a week.

We ensure that your home is visible on all important channels: Funda, social media, our own website and through our extensive network. This way, your home will be seen by thousands of potential buyers.

4. Mistakes during viewings: selling a home starts with preparation

A buyer often decides within a few minutes whether they feel at home in a property. It is therefore important that your home is ready for viewing at any time. However, we often see that not enough attention is paid to this: laundry on the rack, toys on the floor or an overflowing hallway cupboard.

Make sure your house is tidy, well lit, smells pleasant and, if possible, has some atmosphere with flowers or a made-up bed. In addition, let your estate agent do the tour. As professionals, we know exactly what to emphasise and what questions to expect. Good preparation for viewings increases the chance of success when selling a house in Amsterdam. 

5. Don't repair minor defects 

It's often the details that make a big impact. Think of a squeaky door, a broken light bulb in the hallway or damp spots in the bathroom. Minor defects can quickly give buyers the impression that little maintenance has been done and that there may be hidden problems.

Especially when selling a house in Amsterdam, where buyers are critical and prices are high, this can make the difference between a good offer and no offer at all. Therefore, invest in minor maintenance and cosmetic improvements before the sale.

6. Providing incomplete or incorrect information

Transparency is essential when selling a property. Issues such as ground lease, foundation risks (common in older Amsterdam buildings), service charges, energy consumption and the list of movable property must be clear.

At Amstelland, we ensure that all sales documentation is complete: from energy labels to deeds of division. This prevents surprises, strengthens buyer confidence and speeds up the sales process. Complete and accurate documentation is therefore indispensable when selling a house in Amsterdam.

7. Making emotional decisions

Selling your house is emotional. Understandable, it is more than just a pile of bricks. But that is precisely why it is difficult to look at bids or comments from viewers rationally. Some sellers are too quick to reject bids that ‘feel too low’, even though they may be in line with the market.

As estate agents in Amsterdam, we help you to take a step back. This way, we prevent emotions from getting in the way of an effective house sale in Amsterdam. We negotiate on your behalf, keep emotions out of it and advise you objectively on what is and isn't sensible. 

8. Forgotten legal details in Amsterdam

Amsterdam has its own rules. Think of leasehold constructions (where the land is not your property), monumental status, division permits, or inactive owners' associations. These issues can cause delays or even cancellation of the sale if they are unclear.

An important part of selling your house in Amsterdam is therefore to thoroughly check and present all legal information in advance. We do this as standard in our sales preparation when selling a house in Amsterdam. 

9. Choosing the wrong moment to sell your house in Amsterdam

Did you know that spring and autumn are the best times to sell? Interest is often lower during the summer holidays and around the festive season. Developments such as interest rate rises or changes in regulations can also affect your chances of selling.

We analyse market dynamics on a daily basis. This enables us to give you honest advice on whether now is the right time to put your home on the market or whether it would be smarter to wait a while. 

10. Don't use an estate agent: cheap is often expensive.

Some people try to sell their home themselves to save money. In practice, this often leads to stress, lower returns or legal errors. The property is sometimes presented incompletely, viewings are unprofessional and bids are misjudged.

Anyone who is serious about selling their house in Amsterdam should hire an expert local estate agent for maximum results. We provide a professional presentation, optimal strategy, negotiation procedure and legal certainty. 

Selling your house successfully in Amsterdam

As you can see, there are many pitfalls when selling a house in Amsterdam that you can easily avoid. But with the right preparation, professional support and realistic expectations, you can easily prevent many of these mistakes.

Amstelland Makelaars specialises in the Amsterdam housing market. We provide you with personal and expert guidance at every step of the sales process. From valuation to viewings, from marketing to legal processing.

Would you like to know what we can do for you? Request a free valuation today or drop by for an exploratory meeting. Contact Amstelland Makelaars if you want to sell your house in Amsterdam without any worries.