Frequently Asked Questions

We analyze market trends, target audience, and the strengths of your property. Based on this, we determine the best asking price, marketing approach, and timing, in consultation with you. In the current market, where buyers expect to overbid, it is often better to list the property slightly below the expected selling price to attract more viewers.

Our process consists of 4 steps:

1. Sales advice – A non-binding consultation to discuss your wishes, property qualities, and strategy; you receive personalized advice.
2. Presentation – Together with the agent, you prepare the property with styling advice and professional photography. Styling services can be arranged if needed.
3. Launch – Once approved, the property is listed on platforms like Funda, other housing websites, and social media. Viewings are scheduled (mostly one-on-one) and can be monitored by you.
4. Deal – We determine the optimal sales method (bidding or negotiation). After finding a buyer, we guide the entire process through to transfer at the notary. Do you have any questions about this? Feel free to contact us or take a look at our sales page: Verkoop – Hallie & Van Klooster Makelaardij

We work with transparent commissions agreed upon in advance. Our fee is customized based on your needs, property, and services required. It is all-in, with no startup costs and on a “no cure, no pay” basis, including photography, measurements, floor plans, and video.

The average selling time of a home in Amsterdam is approximately one month. This is the period from the moment the property is listed on Funda until the purchase agreement is signed at the notary. Please note: this is an average and may vary for each property. Nationwide, the average is closer to one and a half months. Homes in Amsterdam therefore tend to sell faster than in the rest of the country.

We use top photographers and ensure optimal presentation with video, 360° photos, and interactive floor plans. We also promote through social media, our network, and other agents.

Yes, a clean and tidy home sells better. We provide advice on improvements and styling, and can assist with professional styling if needed.

Yes, a valid energy label is mandatory in the Netherlands (including monuments from May 2026). We can assist with obtaining one.

We guide you through every step of the bidding process, from receiving offers to the final sale. Throughout the process, we provide strategic advice so you can make well-informed decisions. The bidding process depends on how busy it is, how serious the viewers are, and any incoming offers. Together with you, we always choose the bidding strategy that will achieve the best possible offer. As soon as offers come in, we review them together to determine which are the most promising, and we handle the negotiations on your behalf. We consider not only the price, but also the conditions and transfer dates that are important to you. Once an offer has been accepted, we ensure that all agreements are accurately recorded in the purchase contract. Our goal is always to secure the best price and the most favorable terms for you, with full guidance all the way through to the transfer at the notary.

Certainly. We are affiliated with the NVM (Nederlandse Vereniging van Makelaars), the largest and most reliable industry organization for real estate agents in the Netherlands. As a result, our agents are required to complete annual continuing education and have undergone professional training. This ensures that you are always assisted by a qualified and certified real estate agent with up-to-date knowledge of the market, legislation, and regulations—someone who also knows the city and your neighborhood inside and out. This provides our clients with additional assurance, transparency, and quality.

We guide you from the first viewing all the way through to the key handover. We search for suitable properties, schedule viewings, advise on the condition and value of the home, handle negotiations, and assist you with the legal process. Our purchasing service consists of four steps:

1. Non-binding consultation – We start with an intake to discuss your housing preferences and feasibility. As a buyer, you are added to our search program and often receive listings before they appear on Funda.
2. Viewings – Viewings can be scheduled through our internal team; our agents carefully assess each property for structural, legal, and market aspects and provide honest advice. Sometimes this may mean advising not to place an offer.
3. Advice & negotiations – Based on analyses and market knowledge, we advise on the best purchase strategy and place bids on your behalf, focusing on the best price and conditions.
4. Congratulations! – After a successful offer, we guide you through the completion at the notary, review all documents and deeds, and remain available for questions even after the key handover.

Do you have any questions about this? Feel free to contact us or take a look at our purchase page: Aankoop – Hallie & Van Klooster Makelaardij

This varies per property and depends on the number of viewers, the number of bidders, the bidding process, and many other factors. In short, it cannot be determined in advance. What we do know is that the Amsterdam real estate market is highly competitive. In 2025, nearly 80% of homes in Amsterdam sold above the asking price, with an average overbid of approximately 7.8% around the turn of the year. For our own properties in 2025, this average was 9%.

This strongly depends on your search segment, budget, the responsiveness of your financial advisor, and the frequency of your viewings. The average time to reach an agreement with a seller is three months. For some buyers, we succeed on the first attempt, while for others it takes longer. However, it remains a no cure, no pay arrangement.

Make sure you are financially well-prepared so that you know exactly what you can offer and can act quickly when your dream home becomes available. A buying agent also increases your chances: they know the market, know the other agents, understand what constitutes a realistic offer, and guide you strategically throughout the bidding process. Finally, it helps to be clear about your conditions and to remain flexible. Speed and certainty often make the difference in a tight market. We also always consult with your financial advisor before placing a bid, so that we can optimize the offer.

The bidding process is determined by the selling agent. However, as long as no formal sales procedure has been announced, we are free to submit an offer and negotiate with the seller. Sometimes, we also advise buyers to make an offer themselves with a set deadline. In any scenario, we provide guidance on a realistic offer based on market value, the specific situation, and comparable properties. We oversee the entire bidding process, including negotiations and the legal handling of the sale.

No, the real estate agent’s commission is not included in the “kosten koper” (buyer’s costs). When you purchase a property, the “kosten koper” mainly consist of:

• Transfer tax
• Notary fees, such as drafting the deed of transfer and registering it with the Land Registry

Additionally, extra notary fees may apply for drafting and registering the mortgage deed, which vary per notary. If you hire a buying agent, you pay their commission yourself, which is almost always settled through the notary’s final invoice. The commission of the selling agent is always the responsibility of the seller.

In the Netherlands, you can finance a maximum of 100% of the market value (appraised value) of a property with a mortgage. For very energy-efficient homes, it is sometimes possible to borrow up to 106%. This means that the buyer’s costs—such as transfer tax, notary fees, and advisory costs—must be paid with your own funds. On average, you should budget around 4% to 6% of the purchase price. If you are a first-time buyer aged 18 to 35 and purchase a property below the applicable threshold, you may be eligible for the first-time buyer exemption on transfer tax, which reduces the amount of your own funds required.

We believe it’s important that you can rent out your property with peace of mind. That’s why we always conduct a thorough tenant check before accepting a candidate. We verify, among other things:

• Identity: via a valid ID.
• Income and employer: with recent pay slips, an employer statement, or—for self-employed tenants—annual financial statements.
• Creditworthiness:to ensure the tenant is financially reliable.
• References: where possible, we inquire about previous rental history.

This screening helps you secure a reliable tenant, reduces the risk of rental arrears, and ensures a positive rental relationship. Looking to rent out your property in Amsterdam? Our agents are happy to help you find and screen the right tenant Verhuur – Hallie & Van Klooster Makelaardij

New build involves:

• Purchase agreement (land)
• Construction agreement (building)

You pay in installments. The land is paid at the notary, while the construction costs are paid in stages as the building progresses. The contractor issues payments once certain phases are completed. Our new construction specialists will provide you with clear guidance on this process.

No, with new construction you do not pay transfer tax. However, you do pay VAT, which is usually already included in the purchase price.

Common reasons include:

• Applying for or refinancing a mortgage
• Bridging mortgage
• Buying or selling a property
• Division of assets (e.g., divorce or inheritance) Tax purposes
• Insurance purposes

Only a certified appraiser who is registered in a recognized register (such as NRVT) and meets the requirements of lenders and the NWWI can conduct an official valuation. Our appraiser is fully certified and affiliated with the NWWI.

An appraiser:

• Visits the property
• Measures and inspects the building
• Analyzes comparable sales
• Compiles all data into a valuation report
• Determines the market value

Usually 6 months.

The Dutch Home Value Institute (NWWI) validates appraisal reports to ensure their quality and reliability. Many banks require an NWWI-certified report.

Yes, which may affect your mortgage.

With freehold property, you own both the property and the land. With leasehold, the land belongs to another party, and you pay a leasehold fee (canon) for its use.

In Amsterdam, continuous leasehold means that the leasehold right applies for a long, fixed period (for example, 50 or 75 years). After this period, the leasehold fee (canon) is recalculated based on the conditions at that time. This is a complex system, which is why it is especially important to work with a buying agent in Amsterdam.

Perpetual leasehold has no end date. The leasehold fee (canon) is either fixed or revised according to predetermined agreements, and the right continues indefinitely. In a leasehold situation, this is the most favorable option.

Yes, in many cases you can buy off the leasehold fee (canon) for a set period or even permanently with a one-time payment. It’s important to check whether the favorable buyout conditions apply. Our buying agents can explain everything about this. This is a very important distinction, as it can significantly affect the value of a property.

A leasehold property can be worth less than a property on freehold land, especially if the leasehold fee (canon) is high or due to be revised soon. Buying off the leasehold often provides more certainty and can increase the property’s value.

A mortgage guarantee reducing financial risk.

“Kosten koper” (k.k.) means that the buyer pays the additional costs, such as transfer tax, notary fees, and land registry fees.

“Vrij op naam” (VON) means that the seller pays the transfer costs, such as notary fees and transfer tax. The buyer does not pay any additional buyer’s costs. This is often the case with a new-build property.

A resolutive condition is a clause in the purchase contract that allows the buyer or seller to cancel the agreement if certain conditions are not met—for example, if financing is not obtained or a structural inspection reveals unexpectedly high costs.