Winning your bid: house bidding tips for the Dutch housing market

Overbidding remains a defining feature of the Dutch housing market in 2025. Even with small signs of cooling, demand still outpaces supply, and buyers continue to compete fiercely for the same homes.

In a market like this, having a thoughtful bidding strategy isn’t just helpful—it’s one of the most important must-haves. The choices you make can determine whether you secure the home you like or watch it go to someone else, and just as importantly, whether you stay financially secure throughout the process.

This blog article is written by Toni, our mortgage advisor at OHAO, giving an overview of the top bidding strategies that can help you succeed in the housing market in 2026.

Working with a real estate agent—or doing it yourself

Before you start bidding, it’s worth deciding whether you want a buying agent by your side or prefer to handle everything on your own.

A good real estate agent can help you make sense of the market, figure out a realistic price, and negotiate on your behalf. It’s important to remember that the selling agent represents the seller — not you.

A buying agent can also help you steer clear of common mistakes, especially when it comes to putting together your offer or navigating tricky conditions.

You may already know that there are plenty of tools and AI platforms that can estimate a home’s WOZ value or suggest how much you should bid. But sellers don’t look at price alone. They also think about how smoothly the sale will go.

For example, if you’re working with a real estate agent, the seller often expects the process to be more organised, communication to be clearer, and the chance of problems to be lower. This can make your offer more appealing — even if someone else bids slightly higher — simply because the seller feels more confident that the deal will close without stress or delays.

If you feel confident evaluating homes, negotiating, and understanding the legal details yourself, you can absolutely bid independently. Just make sure you are familiar with every step of the process.

Know your maximum budget before you bid

A good bidding strategy starts with knowing your budget. Before you begin, take a close look at your income, savings, borrowing capacity, and all the costs that come with buying a home. This isn’t something you want to estimate or figure out last-minute.

In many cases, mortgage advisors can help you with this free of charge, and because they work independently, they usually have access to 40+ mortgage lenders. If you prefer to speak to your own bank, that’s also perfectly fine — the most important thing is that you check your finances well in advance so there are no surprises later.

When calculating your budget, make sure to consider:

• Your maximum mortgage amount

• Your available savings

• Buyer costs, such as appraisal, notary, transfer tax, and closing fees

• Any renovation expenses (which may require a mortgage increase)

• Costs banks do not finance

Online tools can be a helpful starting point, but they’re never perfect — they can’t take every detail of your personal situation into account.

A mortgage advisor can give you a far more accurate and realistic estimate of what you can safely borrow. The better prepared you are financially, the faster you can act when the right home comes along — and that’s something sellers really value.

Choosing the right bidding strategy

Not every home calls for the same bidding strategy. What you offer should depend on the seller’s expectations, the level of interest the property is attracting, the market conditions, and how long the home has been on the market.

If a house is well-priced and generating a lot of attention, offering the asking price immediately can sometimes help you avoid a bidding war.

When a home has been sitting on the market for a while, you may have room to start lower and negotiate. In hotter markets, sellers often ask buyers to submit just one “best and final” offer. If that happens, make sure you are fully prepared — know your budget, understand your conditions, and be clear about the home’s real value before you submit your bid.

Bidding with or without a financing clause

One of the most important decisions during the bidding process is whether to include a financing clause. This clause protects you by allowing you to cancel the purchase without penalty if your mortgage is not approved.

Bidding with a financing clause gives you a safety net: if your financing isn’t approved, you can walk away without losing your 10% deposit.

Bidding without the clause makes your offer more attractive to the seller, but it’s much riskier for you — if financing falls through, you’re still responsible for the full 10%.

Our mortgage advisors, working closely with your real estate agent, can help you decide which option fits your situation so you can make a confident and informed offer.

Bid certificates and bid insurance

In recent years, more buyers have started asking their mortgage advisor for a bid certificate to strengthen their offer. This document shows the seller how much you can realistically borrow and confirms that your finances have already been reviewed. It’s not a guaranteed mortgage approval, but it does signal that you’re a serious and reliable buyer. Our mortgage advisors can prepare this certificate for you so you can submit it with your offer and make a strong impression.

Another option is bid insurance. If your financing unexpectedly falls through and you are facing the 10% penalty, the insurer covers that cost for you. You pay a premium for this protection — whether your offer is accepted or not — but it can give you peace of mind if you want to bid more confidently.

This kind of upfront certainty can make your offer more appealing, but it comes with extra costs, stricter requirements, and some risk. It is generally best suited for financially secure buyers looking for an edge in a competitive market.

Submitting and negotiating your offer

Submitting an offer is more than naming a price. A strong offer shows the seller you are serious and ready to complete the purchase. Make sure to include:

• Your resolutive conditions, such as financing or inspection

• Any agreements regarding items included in the sale (fixtures, appliances, etc.)

Some buyers also include a personal letter with their offer, and it can genuinely make a difference. A thoughtful note shows the seller that you appreciate the home and will take good care of it — something that can matter a lot in a competitive market.

Every buyer’s story is unique — there’s no one-size-fits-all strategy

Throughout the buying process, good advice is your strongest asset. Friends and family may share their experiences — and those stories are helpful — but everyone’s situation is different. One thing is certain: don’t rely solely on online calculators or quick estimates.

Build a team that works with you toward your goals. A mortgage advisor and a real estate agent can give you accurate, personalised guidance and help you avoid costly mistakes.

Schedule a call, see if their approach matches what you need, ask for recommendations, and choose the experts who feel right for you. With the right team behind you, your chances of succeeding increase dramatically. If you need help, our mortgage advisors can also refer you to our trusted real estate agents.