How much do homes sell above asking price in the Netherlands?
Between July 2025 to June 2026, the typical buyer in the Netherlands paid 3.9% more than the asking price, and 69% of homes sold above asking. The gap between municipalities is wide: from 12.8% above asking in Utrecht to 0.0% in Meierijstad.
Period July 2025 to June 2026 · registered sale prices and asking prices · 50 municipalities
Where the sale price landed relative to the asking price
69% of all sales went above the asking price and 24% below it. The middle half of buyers paid between 0.0% and +8.8% relative to the asking price.
How bidding works here, if you are new to it
Three things tend to surprise people buying in the Netherlands for the first time.
The asking price is a starting point. It is not a fixed price and not a maximum. A seller is free to accept any bid, and in a busy market an asking price is often set to attract viewers rather than to describe what the home is worth.
You bid blind. You do not get to see what anyone else has offered, and there is usually no second round. You submit one number by a deadline, often within days of the viewing, and you find out afterwards whether it was enough. That is why what comparable homes actually sold for is the only solid ground you have.
Asking prices and sale prices drift apart. Public listings show what sellers ask. The figures on this page come from what buyers registered as paid, which between July 2025 to June 2026 was 3.9% higher at the median.
What should you bid on one specific home?
A national median says little about one house. The report looks at the comparable homes that recently sold nearby, their registered sale price and their asking price, and gives a concrete bid for the address you want to bid on. For € 24.95, in English, to view online right away. How to get from these figures to a bid is explained in how much to bid on a house in the Netherlands.
Most overbidding
By median relative to the asking price.
- Utrecht+12.8%93% above asking
- Groningen+10.1%87% above asking
- Nijmegen+8.1%81% above asking
- Amsterdam+7.3%83% above asking
- Alphen aan den Rijn+7.1%84% above asking
- Emmen+7.0%81% above asking
- Deventer+6.4%76% above asking
- Dordrecht+6.0%75% above asking
- Amersfoort+6.0%83% above asking
- Almere+5.6%85% above asking
Least overbidding
By median relative to the asking price.
- Meierijstad0.0%45% above asking
- Terneuzen0.0%35% above asking
- Súdwest-Fryslân+0.5%52% above asking
- Enschede+1.3%56% above asking
- Gooise Meren+1.5%54% above asking
- Hoeksche Waard+1.8%60% above asking
- Apeldoorn+1.9%59% above asking
- Eindhoven+1.9%64% above asking
- Amstelveen+2.0%63% above asking
- Heerlen+2.2%65% above asking
Overbidding by municipality
All 50 municipalities covered on this site, alphabetically. Each name links to its Dutch page, which breaks the figures down by town, district and property type.
| Municipality | Province | Median vs asking | Sold above asking | Median sale price |
|---|---|---|---|---|
| Alkmaar | Noord-Holland | +4.5% | 70% | € 432,500 |
| Almelo | Overijssel | +3.4% | 69% | € 320,000 |
| Almere | Flevoland | +5.6% | 85% | € 470,000 |
| Alphen aan den Rijn | Zuid-Holland | +7.1% | 84% | € 470,000 |
| Amersfoort | Utrecht | +6.0% | 83% | € 510,161 |
| Amstelveen | Noord-Holland | +2.0% | 63% | € 670,000 |
| Amsterdam | Noord-Holland | +7.3% | 83% | € 551,100 |
| Apeldoorn | Gelderland | +1.9% | 59% | € 449,500 |
| Arnhem | Gelderland | +4.6% | 76% | € 400,161 |
| Breda | Noord-Brabant | +4.0% | 69% | € 455,320 |
| Delft | Zuid-Holland | +5.0% | 75% | € 442,000 |
| Den Haag | Zuid-Holland | +3.6% | 70% | € 420,000 |
| Deventer | Overijssel | +6.4% | 76% | € 450,500 |
| Dijk en WaardHeerhugowaard, Noord-Scharwoude, Zuid-Scharwoude | Noord-Holland | +2.9% | 68% | € 450,000 |
| Dordrecht | Zuid-Holland | +6.0% | 75% | € 388,500 |
| Ede | Gelderland | +5.1% | 74% | € 498,000 |
| Eindhoven | Noord-Brabant | +1.9% | 64% | € 474,000 |
| Emmen | Drenthe | +7.0% | 81% | € 350,536 |
| Enschede | Overijssel | +1.3% | 56% | € 347,743 |
| Gooise MerenBussum, Naarden, Muiden | Noord-Holland | +1.5% | 54% | € 598,000 |
| Gouda | Zuid-Holland | +5.5% | 76% | € 415,000 |
| Groningen | Groningen | +10.1% | 87% | € 378,906 |
| Haarlem | Noord-Holland | +4.9% | 74% | € 525,750 |
| HaarlemmermeerHoofddorp, Nieuw-Vennep, Badhoevedorp | Noord-Holland | +3.3% | 69% | € 570,000 |
| Heerlen | Limburg | +2.2% | 65% | € 250,000 |
| Hilversum | Noord-Holland | +2.7% | 65% | € 525,000 |
| Hoeksche WaardOud-Beijerland, Strijen, Numansdorp | Zuid-Holland | +1.8% | 60% | € 442,444 |
| Hoorn | Noord-Holland | +4.5% | 79% | € 410,000 |
| Land van CuijkCuijk, Boxmeer, Grave | Noord-Brabant | +3.3% | 66% | € 440,458 |
| Leeuwarden | Friesland | +3.5% | 64% | € 329,000 |
| Leiden | Zuid-Holland | +5.6% | 79% | € 475,500 |
| Leidschendam-VoorburgVoorburg, Leidschendam | Zuid-Holland | +3.8% | 73% | € 475,000 |
| Maastricht | Limburg | +4.4% | 67% | € 375,750 |
| MeierijstadVeghel, Schijndel, Sint-Oedenrode | Noord-Brabant | 0.0% | 45% | € 485,000 |
| Nijmegen | Gelderland | +8.1% | 81% | € 455,000 |
| Oss | Noord-Brabant | +2.5% | 57% | € 436,754 |
| Purmerend | Noord-Holland | +4.2% | 71% | € 470,000 |
| Rotterdam | Zuid-Holland | +3.5% | 72% | € 390,500 |
| 's-Hertogenbosch | Noord-Brabant | +2.8% | 67% | € 500,046 |
| Sittard-GeleenSittard, Geleen, Munstergeleen | Limburg | +3.9% | 68% | € 325,000 |
| Súdwest-FryslânSneek, Bolsward, IJlst | Friesland | +0.5% | 52% | € 355,000 |
| Terneuzen | Zeeland | 0.0% | 35% | € 275,000 |
| Tilburg | Noord-Brabant | +4.7% | 77% | € 410,017 |
| Utrecht | Utrecht | +12.8% | 93% | € 555,000 |
| Venlo | Limburg | +2.5% | 63% | € 349,750 |
| Voorne aan ZeeHellevoetsluis, Brielle, Rockanje | Zuid-Holland | +3.0% | 64% | € 435,000 |
| Westland's-Gravenzande, Naaldwijk, Monster | Zuid-Holland | +2.6% | 65% | € 530,000 |
| ZaanstadZaandam, Assendelft, Wormerveer | Noord-Holland | +3.5% | 75% | € 430,000 |
| Zoetermeer | Zuid-Holland | +5.4% | 80% | € 471,000 |
| Zwolle | Overijssel | +4.8% | 69% | € 463,675 |
Frequently asked questions
Do you have to bid above the asking price in the Netherlands?
Usually, yes. Between July 2025 to June 2026, 69% of homes sold for more than the asking price and 24% for less. At the median, the sale price was +3.9% relative to the asking price. An asking price in the Netherlands is a starting point for the bidding, not a ceiling and not a fixed price.
How much above the asking price should I bid?
Nationally the middle half of buyers paid between 0.0% and +8.8% relative to the asking price, but that range says little about one specific house. What a home is worth depends on its condition, size, energy label and what comparable homes nearby actually sold for. A bidding report works that out for the address you want to bid on.
Where in the Netherlands is overbidding highest?
Of the 50 municipalities covered here, the most is paid above asking in Utrecht (+12.8%), Groningen (+10.1%), Nijmegen (+8.1%). The least is paid in Terneuzen (0.0%), Meierijstad (0.0%), Súdwest-Fryslân (+0.5%).
What does a house cost in the Netherlands?
The median sale price between July 2025 to June 2026 was € 450,100, or € 4,296 per square metre of living space. A home took a median of 93 days from appearing on Funda to the transfer at the notary.
About these figures
The figures come from homes that changed hands between July 2025 to June 2026 and for which both the last asking price on Funda and the final registered sale price are known. "Overbidding" here is the sale price divided by that last asking price, so a reduced asking price counts as the new asking price. We show the median rather than the mean, so one exceptional sale does not pull the picture. The date is the transfer at the notary; the purchase agreement is usually signed around two months earlier. New-build homes and sales without a Funda listing are not included. These figures are a picture of the market, not advice on one home.