NL Calculate my bid

How much to bid on a house in the Netherlands? Here is how to work out your bid

Across the Netherlands, 69% of homes sold above the asking price (vraagprijs). A typical buyer paid 3.9% more. Half of all buyers paid between the asking price and 8.8% above it. On an asking price of €400,000, that is €400,000 to €435,200. What you bid depends on your region and on the home itself.

Calculate my bid Work it out for your municipality

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By Niek (data scientist, MSc) and Dion Smits · Updated on

Where the sale price landed relative to the asking price

All sales in the Netherlands, July 2025 to June 2026

  • Below the asking price24%
  • Exactly the asking price8%
  • Up to 5% above25%
  • 5 to 10% above23%
  • 10 to 20% above19%
  • More than 20% above2%
+3.9%median 0.0% to +8.8%middle half of buyers

01 Worked example

How much over the asking price: the national figures on an asking price of €400,000

The median is the middle of all sales: half of buyers paid more, the other half paid less.

  • Bottom of the middle half€400,0000.0%
  • Median€415,600+3.9%
  • Top of the middle half€435,200+8.8%

A quarter paid €435,200 or more. 21% of homes even sold more than 10% above the asking price, which on €400,000 means above €440,000.

One in three paid the asking price or less. 24% sold below the asking price and 8% for exactly the asking price.

Two buyers with the same asking price can easily end up €35,200 apart, before counting the outliers.

02 By province

Why an average says little about the house you bid on

How much buyers pay above the asking price differs by province, by municipality, by neighbourhood and by type of home.

Median overbid by province, July 2025 to June 2026
Median overbid 0%+7.5%
  1. Groningen+7.5%78% above asking
  2. Utrecht+6.2%76% above asking
  3. Flevoland+5.5%82% above asking
  4. Gelderland+4.5%71% above asking
  5. Noord-Holland+4.3%71% above asking
  6. Zuid-Holland+3.8%70% above asking
  7. Drenthe+3.7%67% above asking
  8. Limburg+3.2%66% above asking
  9. Overijssel+3.1%65% above asking
  10. Friesland+2.6%60% above asking
  11. Noord-Brabant+2.6%64% above asking
  12. Zeeland0.0%49% above asking

Within the province of Utrecht: the municipality of Utrecht is at +12.8%, Amersfoort at +6.0%. In Noord-Brabant (North Brabant) it runs from +4.7% in Tilburg to 0.0% in Meierijstad.

Within one municipality: in Groningen, the Oud-Oost neighbourhood is at +14.6% and Meerstad at +4.0%. Apartments there saw more overbidding (+11.8%) than houses (+8.8%).

And the asking price itself: the overbid measures the difference from the asking price, and the seller chooses that price. So compare your bid with what similar homes nearby actually sold for. You can request those sale prices (koopsommen) per postcode from the Kadaster (the Land Registry, website in Dutch).

All 50 municipalities in one table: overbidding per municipality. Each municipality links to a Dutch page with figures by neighbourhood and type of home.

A median for a whole municipality is a useful starting point, and that is where it ends. Two houses in the same street can differ by tens of thousands of euros in what buyers are willing to pay for them. That is why the model calculates per home, using the sales that actually resemble it.

NiekData scientist and co-founder

03 Calculator

Calculator: asking price plus the overbid in your municipality

Enter the asking price and choose your municipality. You see what buyers paid there, converted into euros.

Municipality pages (in Dutch): Amsterdam, Rotterdam, Den Haag (The Hague), Utrecht, Eindhoven and Groningen.

Middle half of buyers across the Netherlands €400,000 to €435,200
Median
€415,600 +3.9%
Sold above the asking price
69%

Overbidding per municipality Calculate my bid for one home

Median and middle half of the sale price relative to the last asking price, July 2025 to June 2026. This is a market picture for the whole municipality. For one home, the report goes further.

Bidding advice report €24.95

How much should you bid on this home?

The calculator shows your municipality. The report calculates for one address: your chance of getting the home at each bid amount, backed by at least five sales nearby. After payment, your report opens straight away on the website.

Example: your bidChance of getting the home

  1. €352,33130%
  2. €361,68750%
  3. €372,16370%
  4. €388,24390%

From the report for Karel Doormanlaan 378 in Hilversum: asking price €350,000, expected sale price €361,687. View the sample report

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04 Realistic bid

How to arrive at a realistic bid on a Dutch house

A realistic bid is close to what similar homes in the same neighbourhood recently sold for, and stays within the maximum you can pay. The asking price is a starting point here, not a yardstick. What to look up besides the amount, from the WOZ value to the Land Registry (Kadaster), is in the tips for bidding on a house.

  1. Your maximum

    A mortgage is at most 100% of the home's value, and you pay the buyer's costs (kosten koper, such as transfer tax and notary fees) from your own money (Nibud, in Dutch). If you bid above the valuation, you top up the difference yourself.

  2. Sales nearby

    Look up the sale prices of similar homes. The report lists at least five of them, with the real sale price.

  3. The asking price

    Is it a "from" price (vanafprijs), has it been lowered, and how does it compare with sale prices nearby?

  4. The competition

    Ask the selling agent (verkoopmakelaar) how many viewings there have been and whether the home goes to a sealed-bid sale (inschrijving). Bids are usually confidential, so the agent will not tell you what others offered. Are there more buyers? Read how to bid when there are multiple offers.

  5. Your conditions

    A bid is an amount plus conditions (voorbehouden), such as financing, a building inspection (bouwkundige keuring) and the handover date (NVM, in Dutch).

Checklist: do you bid low, in the middle or high?

Five questions about the home. The result uses the amounts from the calculator above.

  1. Are lots of people viewing it, or is the home going to a sealed-bid sale?
  2. Is the asking price lower than what similar homes nearby sold for?
  3. Has the home been for sale for more than 31 days, or has the asking price been lowered?
  4. Does the home need overdue maintenance, or does it have energy label E, F or G?
  5. Can you bid with few conditions and a flexible handover date?

The 31 days are the average time to sell in the third quarter of 2026 according to the NVM (the largest Dutch association of estate agents). The checklist gives a direction within the figures for your municipality. The report works it out for one home.

05 Our method

How we calculated the figures on this page

  • Which sales

    Home sales for which both the last asking price on Funda (the main Dutch listing site) and the final sale price are known.

  • Which period

    Transfers at the civil-law notary (notaris) from July 2025 to June 2026. The purchase agreement is usually signed about two months earlier.

  • How we measure

    The overbid is the sale price divided by the last asking price. A lowered asking price counts as the new asking price. We show the median, so a single outlier does not skew the picture.

  • What is missing

    New-build homes and sales without a Funda listing. A page with its own figures currently exists for 50 municipalities.

For one home, the report goes further. Niek's model weighs hundreds of characteristics per home and lists at least five comparable sales, with your chance of getting the home at each bid amount. View the sample report for a home in Hilversum or the overbidding figures per municipality. Which sources the model uses is explained in our method.

How the Dutch housing market is changing now

Our figures run up to and including June 2026. Lana Goutsmits-Gerssen, chair of NVM Wonen, discusses the figures for the third quarter of 2026 with De Telegraaf: more homes for sale, a longer time to sell and less overbidding. The video (in Dutch) is from 8 October 2026 and runs just over nine minutes.

06 Our story

Why we worked this out ourselves

We were both looking for a house, and with every home it was guesswork: how much are the others bidding, and how far above the asking price is enough? We found a buying agent (aankoopmakelaar) at €2,000 to €4,000 too expensive, and it felt as if the agents settled it among themselves.

So Niek spent ten months building the model behind every report, based on officially registered sale prices. Read our story.

With my dream home, I had no idea what to bid, and it went to someone else. I could only see what it finally sold for months later, once the sale was registered with the Kadaster. By then it is no use to you anymore.

Dion SmitsCo-founder

Frequently asked questions

Questions about how much to bid

How much should I bid on a house in the Netherlands?
Across the Netherlands, 69% of homes sold above the asking price, with a median of 3.9% (July 2025 to June 2026). Half of all buyers paid between the asking price and 8.8% above it. By municipality, that ranges from 0.0% in Meierijstad to 12.8% in Utrecht. For a single home, compare with the sale prices of similar homes nearby. The bidding advice report shows your chance of getting the home at each bid amount.
What is a realistic bid on a house?
A realistic bid is close to what similar homes in the same neighbourhood recently sold for, and stays within the maximum you can pay. The asking price is a starting point: the seller chooses it. So test your bid against real sale prices from the neighbourhood.
How much over the asking price is normal in the Netherlands?
The median was 3.9%: on an asking price of €400,000, that is €415,600. A quarter of buyers paid 8.8% or more above the asking price, and 2% paid more than 20% above it. This varies a lot by municipality, from 0.0% in Meierijstad to 12.8% in Utrecht. On overbidding per municipality you see the figures for each municipality, with links to Dutch pages by neighbourhood and type of home.
Can you bid below the asking price?
Yes. 24% of homes sold below the asking price and 8% for exactly the asking price. In Terneuzen (in Dutch), 35% sold above the asking price and the rest for the asking price or less. A lower bid fits best with a home that has been for sale for a while, whose asking price has been lowered, or that needs overdue maintenance.
Why do other sites give different percentages?
Online you see overbidding percentages between 3% and 5%. The difference lies in how it is measured: a different quarter, an average instead of the median, or the date of the purchase agreement instead of the transfer. A few outliers push an average up. The median is the middle of all sales, and that is what we use.
Is there less overbidding now?
According to the NVM (in Dutch), almost two thirds of homes sold above the asking price in the third quarter of 2026, compared with 71% a year earlier. A home was for sale for 31 days on average. Our figures run up to and including June 2026.
Can you bid more than you can borrow?
Yes, if you pay the difference yourself. Your mortgage is at most 100% of the home's value, and you pay the buyer's costs (kosten koper) from your own money (Nibud, in Dutch). If you bid above the valuation, you also pay the difference yourself. Work that out before you make your bid.
What if the valuation comes in lower than your bid?
Then the bank lends based on the lower valuation and you pay the difference yourself. If you agreed a financing condition (ontbindende voorwaarde) and the mortgage falls through because of it, you can dissolve the purchase within the agreed period. Agree that condition before you sign.
Is a bid on a house binding in the Netherlands?
Only once buyer and seller have signed the purchase agreement (koopakte) in writing. A verbal agreement is not enough. After signing, a private buyer has a three-day cooling-off period (bedenktijd). Until that signature, the seller may still accept a higher bid from someone else (NVM, in Dutch). How an offer is settled, from bid to keys, is explained in bidding on a house in the Netherlands.
What is in the €24.95 bidding advice report?
Your chance of getting the home at each bid amount, the expected sale price, tips to make your bid stronger and at least five sold homes nearby with the real sale price, on the map. Your report opens on the website after payment. Not satisfied? Then you get your money back. View the sample report.

About this page

Who wrote this, and where the figures come from

  • Niek

    Niek

    Data scientist (MSc) · co-founder

    Niek spent ten months on the model behind every report. He calculated the overbidding figures on this page.

    More about Niek
  • Dion Smits

    Dion Smits

    Online entrepreneur and marketing specialist · co-founder

    Dion missed out on his own dream home because he did not know what to bid. He wrote the explanations on this page.

    More about Dion

Updated on .

Sources

  1. Overbidding, median, spread and sale prices per municipality: Biedadviseur.nl's own calculation, July 2025 to June 2026. See our method.
  2. NVM, quarterly figures for the third quarter of 2026 (8 October 2026, in Dutch): share sold above the asking price and time to sell.
  3. NVM, Bieden op een huis (in Dutch): when a purchase is final, the cooling-off period and conditions in a bid.
  4. Nibud, Hypotheek afsluiten (in Dutch): maximum mortgage and buyer's costs.
  5. Kadaster, Koopsominformatie (in Dutch): sale prices of sold homes per postcode.
  6. Vereniging Eigen Huis, Hoeveel bied je op een huis? (in Dutch): the maximum you can pay and what to include in your bid.
  7. Map of the provinces: SVG Maps by Victor Cazanave, CC BY 4.0, coloured with our figures.

How much should you bid on the home you have in mind?

Paste the Funda link or type the address. You see your chance of getting the home at each amount, backed by sales nearby.

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