What Does a Buying Agent Do in the Netherlands?
A buying agent (in Dutch, an aankoopmakelaar) guides you through finding, assessing and buying a home. They work only for you, not the seller, and protect your interests from the first viewing to the day you collect the keys. In practice that means finding properties, judging what they’re worth, setting the bidding strategy, negotiating with the selling agent, and checking the legal paperwork.
Here’s what each of those tasks actually involves, and when a buying agent earns their fee.
The core tasks
| Task | What it means |
|---|---|
| Search | Access to a wider network, including homes that aren’t online yet or are about to come to market |
| Viewings | Watching the condition of the property (foundation, roof, damp, cracks, wood rot) and flagging hidden defects |
| Valuation | Comparing the home against recent sales nearby and setting a realistic market value |
| Negotiation | Setting the bid strategy and handling the conversation with the selling agent |
| Legal check | Reviewing the preliminary purchase contract (voorlopig koopcontract) and the resolutive conditions for pitfalls |
Source: ABN AMRO. As of June 2026.
Who does the selling agent actually work for?
This is the part most expat buyers miss. The selling agent (the one who shows you around at the viewing) represents the seller. Their job is to get the highest price on the best terms for the person selling the house. That’s entirely legitimate, but it means there’s only one professional at the negotiating table working for you: the one you bring yourself.
Without a buying agent, you’re negotiating as a private individual against someone who does this every day. In a tight market, and in a language that may not be your first, that’s an uneven match.
What’s in it for you?
In the Eindhoven region in February 2026, more than seven in ten buyers paid above the asking price, with an average overbid of around 7.6% (WalterLiving, 2026). Nationally the market is cooling slightly: more homes are coming up for sale and average selling times are lengthening (NVM, Q1 2026). But in Brainport the pressure stays high.
I see where the difference shows up. Buyers who start without guidance often lose their first few bids. It’s rarely about budget. It’s the timing and the structure of the offer that let them down. A well-judged offer, made at the right time, can save thousands on a €400,000 home. Set against a fixed agent’s fee, that maths works out for most buyers.
When should you bring one in?
The best moment is before you start bidding, ideally before you start seriously searching. That way I can look at which homes fit, what they’re worth, and how we approach the offer from the very beginning. For expats still abroad, I do video viewings so you can bid with full information without flying in.
Frequently asked questions
What’s the difference between a buying agent and a selling agent?
The selling agent works for the seller and wants the highest price. The buying agent works for the buyer and protects your interests in the valuation, the negotiation and the legal check.
Is a buying agent mandatory in the Netherlands?
No. You’re free to bid and buy on your own. But in a market where overbidding is the norm and the selling agent represents only the seller, going without a buying agent leaves you as the only party without professional representation.
Does a buying agent do a structural survey?
A buying agent watches for visible defects at the viewing and flags risks, but a full structural survey is the job of a building surveyor. I advise when a survey is worthwhile and can refer you to one.
Can a buying agent find homes that aren’t on Funda yet?
Often, yes. Through the network, properties come up that aren’t online yet or are about to come to market, a real advantage in a tight market.
Do you work entirely in English?
Yes. Expats are guided entirely in English, from the first call to the handover of the keys.
Thinking of buying in the Brainport region?
I’m a buying agent who works only for you, from the first viewing to the keys. Let’s have a quick, no-pressure chat.
Next: see how a buying agent in Eindhoven or buying agent in Veldhoven works. Or read what a buying agent costs.
