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Under offer (onder bod) or sold under reservation: can you still bid?

Is the home you want under offer (onder bod)? Then the seller is negotiating with another buyer, or they already have a verbal agreement1. You can still bid, because nothing has been signed yet2. When a home is sold under reservation (verkocht onder voorbehoud), the purchase agreement (koopakte) has been signed and agents no longer accept offers2. Under option (onder optie) means the home is reserved for one buyer for a while3.

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

Which status do you see on Funda?

  • Under offer: you can still bidUntil buyer and seller sign the koopakte.
  • Under option: reservedIf the option lapses, you stand a chance again.
  • Sold under reservation: no offersThe home only comes back if the sale falls through.

What do onder bod, onder optie and verkocht onder voorbehoud mean?

The status on Funda shows how far the sale has got, and whether your offer still stands a chance. In the English version of Funda the three statuses are called Under offer, Under option and Sold under reservation11. This is how a sale runs from for sale to sold.

  1. For sale (te koop)

    The seller is waiting for offers.

    You can bid

  2. Under offer (onder bod)

    The seller is negotiating with a buyer or has a verbal agreement. Nothing has been signed yet1.

    You can bid

  3. Koopakte signed

    The buyer has three days to change their mind (bedenktijd)4. On Funda the home often still shows as under offer1.

    No more offers2

  4. Sold under reservation (verkocht onder voorbehoud)

    The cooling-off period is over4. The sale still depends on conditions, such as the mortgage. Buyers get six weeks for that on average5.

    No more offers

  5. Sold (verkocht)

    The deadlines of the conditions have passed too. The sale is final4.

    No more offers

Under option sits outside this sequence. You mostly see it with new-build homes and rentals3. What it means is explained under under option.

How Funda shows the status

Funda puts the status in a red label above the price. Under offer, under option and sold under reservation all get the same red label11. So read the text: the colour does not tell you whether you can still bid.

Funda search result in Dutch with the red label Onder bod (under offer) above the asking price. Funda search result in Dutch with the red label Onder optie (under option) above the asking price. Funda search result in Dutch with the red label Verkocht onder voorbehoud (sold under reservation) above the asking price.
Three homes in Groningen and Almere on Funda in Dutch, 18 October 2026. In English the labels read Under offer, Under option and Sold under reservation. Address and description made unreadable.

When you search on Funda, these three statuses fall together under the filter Under negotiation (in onderhandeling)11. Only want to see homes where nothing is going on yet? Then tick only Available.

Funda in Dutch, the Beschikbaarheid (availability) filter with the options Beschikbaar, In onderhandeling and Verkocht. The note says that In onderhandeling includes onder bod, onder optie and verkocht onder voorbehoud.
Funda in Dutch, Alle filters › Beschikbaarheid. In English: All filters › Availability, with Available, Under negotiation and Sold.

House under offer: can you still bid?

Yes. A verbal agreement does not fix the sale. That only happens when buyer and seller both sign the purchase agreement (koopakte)67. Until then the agent discusses every offer with the seller, also after a verbal agreement1.

Expect a small chance, though. A seller who already agrees with a buyer rarely takes up a new offer. An offer that is clearly better stands the best chance12.

What the seller can do with your offer

If a new offer comes in before the koopakte is signed, a seller who works with an agent from the NVM, the largest Dutch association of estate agents, has four options. This rule has applied since 1 February 20268.

  1. The seller rejects your offer

    And carries on with the buyer they already agreed with.

    You: ask the agent to note your interest, in case the sale falls through.

  2. A new round with you and the first buyer

    You may both make a new offer before a set time.

    You: make your best offer in one go.

  3. A new round with all bidders

    Everyone who made an offer before gets a new chance. You too.

    You: make your best offer in one go.

  4. The seller switches to you

    The seller withdraws the agreement with the first buyer and negotiates with you, or accepts your offer.

    You: make sure your mortgage adviser has already worked out your financing.

How to go about it

  1. Ask the agent how far they are

    Under offer can mean two things: they are still negotiating, or there is already a verbal agreement. Most agents only set the status once there is an agreement1. On Funda you cannot tell the difference, because both are called under offer. If they are still negotiating, you have more room than after an agreement.

  2. View the home first

    On a home under offer, Funda still shows the Request a viewing button11. Use it quickly: after an agreement the agent often schedules no new viewings, and the seller will probably not consider an offer from someone who has not viewed the home2.

    Funda listing in Dutch of a home with the label Onder bod. On the right are the buttons Neem contact op (contact agent) and Vraag bezichtiging aan (request a viewing).
    A home under offer on Funda in Dutch: the Vraag bezichtiging aan button (Request a viewing in English) is still there. Address, description and agent made unreadable.

  3. Offer clearly more than what is on the table

    What is on the table is often above the asking price: from July 2025 to June 2026, 69% of homes sold above the asking price9. An offer at the asking price then has little chance. How to choose your amount is explained in how much to bid on a house.

More buyers in the picture? Read how to bid when there are multiple offers

Bidding advice report €24.95

How much do you offer on a house under offer?

A seller who already has an agreement only looks up at an offer that is clearly better. The report works out per address how likely you are to get the home at every offer amount, backed by at least five sales from the neighbourhood. After payment your report opens straight away on the website.

Example: your offerChance 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 (vraagprijs) €350,000, expected sale price €361,687. View the sample report

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Under option (onder optie): what does it mean and can you still bid?

A home under option is reserved for one buyer for a while. That buyer gets an agreed period to decide. Nothing has been signed, and during that time the seller does not sell the home to anyone else3.

You mostly see this status with new-build homes and rentals3. A buyer has no right to an option: the seller and the agent decide for themselves whether to give one10.

Can you bid on a home under option?

While the option runs, the home is reserved for that one buyer. Do let the agent know you are interested. If the option lapses, you stand a chance again3.

Sold under reservation (verkocht onder voorbehoud): what can you still do?

When a home is sold under reservation, buyer and seller have signed the koopakte and the cooling-off period is over4. The sale still depends on conditions in the koopakte, such as a financing condition (voorbehoud van financiering) or a structural survey15.

What you can still do

  • Let the agent know you are interested. Buyers sometimes still pull out, for example when their mortgage does not come through2.
  • Follow the home on Funda, so you see when the status changes1.

What is no longer possible

  • Making an offer. Agents no longer accept offers at this stage23.
  • Viewing. After an agreement the agent usually schedules no more viewings2.

How often does a sale under reservation fall through?

There is no official figure. We found nothing on it at the NVM, Funda or CBS (Statistics Netherlands). Percentages that go around online do not name a source. What you do know: the home only comes back if the sale falls through3.

How to be ready if the home comes back: missed out on the house

Why does a house stay under offer for a long time?

A home is usually under offer for a few days to a week. If the negotiations are difficult, or conditions are still being discussed, it takes longer1. Three explanations:

  • The koopakte has already been signed

    The buyer then has three days to change their mind. That period starts on the day after they receive the signed agreement, and if it ends in a weekend, it moves on4. Only after that does the agent change the status1.

  • They are still negotiating

    Some agents set a home to under offer as soon as the negotiations start, so before there is an agreement1. The back and forth can then take a while.

  • They are still discussing the conditions

    They agree on the price, but not yet on, for example, the transfer date or the conditions1.

How long has the house been for sale?

On the Funda listing, under Features › Transfer of ownership, you find the status and the date the home came on the market (Listed since). You only see that date when you are logged in11. How to find the first asking price as well is explained in original asking price on Funda.

Funda in Dutch, Kenmerken › Overdracht: Aangeboden sinds (log in to view), Aanvaarding in overleg, Vraagprijs, Vraagprijs per vierkante meter, Status onder bod and Bijdrage VvE.
Funda in Dutch, Kenmerken › Overdracht. In English: Features › Transfer of ownership, where Listed since shows after you log in.

What to do: call the agent

Ask where things stand. If they are still negotiating, you can make an offer. If the koopakte has already been signed, agents no longer accept offers2.

Missed out on the house? How to keep your chances open

If the home goes to someone else, it can still come back. Buyers sometimes pull out after all, for example when their financing does not come through2.

  1. Save the home as a favourite on Funda

    Click Save on the listing, or the heart in the search results11. If the status changes, you get a notification automatically. You need a Funda account for this1.

    Funda listing in Dutch, top right by the photos: the buttons Delen (share) and Bewaren (save).
    With Bewaren (Save in English), top right by the photos, you add a home to your favourites. Photos made unreadable.

  2. Let the agent know you are serious

    If the sale falls through, the agent knows who to call12. Mention that you have viewed the home and that your financing has been worked out.

  3. Keep looking in the meantime

    Focus on homes that are still for sale2. The sooner you see a new home, the sooner you can view it.

  4. Check whether the asking price has changed

    If the home comes back on Funda, check whether the asking price is lower than before. Where to find the first price and how long it has been for sale is explained in original asking price on Funda.

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You draw your area and set your requirements. Every evening at 20:00 you get the homes that came available inside your search that day. We look at the sale price we expect, instead of the asking price. That way you also see homes that look too expensive on their asking price.

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

Dion SmitsCo-founder

Questions about under offer and sold under reservation

What does onder bod mean in English?
Under offer. The seller is negotiating with a buyer or already has a verbal agreement, and nothing has been signed yet1. You can still make an offer. In the English version of Funda this status is called Under offer11.
What does verkocht onder voorbehoud mean?
Sold under reservation, sometimes also called sold subject to conditions. Buyer and seller have signed the purchase agreement and the cooling-off period is over. The sale still depends on conditions, such as the mortgage4. Agents no longer accept offers2.
How long does a house stay under offer?
Usually a few days to a week. If the negotiations are difficult or conditions are still being discussed, it takes longer. During the three days of cooling-off after signing, a home also often still shows as under offer1.
How often does a sale under reservation fall through?
There is no official figure. We found nothing on it at the NVM, Funda or CBS. A known reason a sale falls through is that the buyer's mortgage does not come through2.
When does Funda show a home as sold?
When the cooling-off period and the deadlines of the conditions have passed, the sale is final4. If there are no conditions, the status can change to sold straight after the cooling-off period1.
Can you view a house that is under offer?
You can ask. After an agreement an agent usually schedules no new viewings. If you make an offer without a viewing, the seller will probably not consider it2.
Can you get out of your own offer?
Before signing nothing is fixed, because a verbal agreement is not a sale6. After signing you have three days to change your mind7. After that you can only get out through a condition in the koopakte. More in the rules for bidding on a house.

About this page

Who wrote this, and where the information comes from

We were both looking for a house and got stuck at the same moment: the offer. A buying agent felt too expensive, and as if agents were arranging things among themselves. Read our story.

  • Niek

    Niek

    Data scientist (MSc) · co-founder

    Niek spent ten months on the calculation 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 wrote the explanations on this page. He once lost a home to another bidder himself.

    More about Dion

Updated on . This page explains what the statuses on Funda mean for you as a buyer and is not legal advice.

Sources (11)
  1. Funda, Wat betekent 'onder bod'? (in Dutch, updated 18 June 2024): negotiations or a verbal agreement without a signed purchase agreement, the agent passes on all offers, also after a verbal agreement, a few days to a week under offer, the status changes after signing and the cooling-off period, registering your interest and a notification through your favourites.
  2. Funda, Kopen 'onder bod', wat zijn de regels? (in Dutch, updated 26 September 2023): other interested buyers may still bid, a seller rarely takes this up, no new viewings after an agreement, an offer without a viewing, and no more offers after signing.
  3. De Hypotheker, Wat is het verschil tussen onder bod, onder optie en verkocht onder voorbehoud? (in Dutch, 3 December 2025): under option is a temporary reservation without a contract, mostly with new-build homes and rentals, and with sold under reservation you often can no longer make an offer.
  4. Funda, De koper is akkoord met je tegenvoorstel: hoe nu verder? (in Dutch, updated 15 October 2026): three days of cooling-off from the day after receiving the signed purchase agreement, sold under reservation after the cooling-off period and final after the deadline of the conditions.
  5. Funda, De belangrijkste ontbindende voorwaarden (in Dutch, updated 13 April 2023): the financing condition with a period of six weeks on average, and the structural survey.
  6. NVM, Bieden op een huis (in Dutch): a verbal agreement is not enough, the sale is only final when both parties have signed.
  7. Dutch Civil Code (Burgerlijk Wetboek), article 7:2 (in Dutch): a private buyer's purchase of a home is made in writing, with three days of cooling-off.
  8. NVM, Protocol Transparant Bieden Woonruimte (in Dutch, mandatory for NVM agents since 1 February 2026), article 3.3: the seller's four options when a new offer comes in before the purchase agreement is signed.
  9. Asking price and sale price: own calculation by Biedadviseur.nl, sale price compared with the last asking price for transfers at the notary from July 2025 to June 2026. Explained in how much to bid on a house.
  10. Van den Hardenberg makelaars, Binnenkijken? (in Dutch, an estate agent's brochure, via Funda): you cannot demand an option, the seller and the agent decide for themselves.
  11. Funda search results and listings, viewed in Dutch on 18 October 2026 and in English on 30 October 2026: the red status label (Under offer, Under option, Sold under reservation), the Availability filter (Under negotiation includes under offer, under option and sold under reservation), the Save and Request a viewing buttons, and Listed since after logging in. Screenshots by Biedadviseur.nl, with addresses, photos and agents made unreadable.

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