The Dutch housing market has been under pressure for years, with limited supply and increasing demand making it difficult for many buyers to secure a home. For a large group of Dutch starters, buying a property has become increasingly challenging, with affordability playing a major role.
Many assume that expats face even greater difficulties due to unfamiliar rules, language barriers, and limited knowledge of the local housing market. Surprisingly, recent research from the Viisi Expatbarometer Q1 2026 shows a different perspective. The data suggests that, on average, expats find a property within five months, while Dutch buyers take around seven months.
In this blog, we explore what the data shows, why expats may have an advantage in certain situations, and what this means for navigating the Dutch housing market.
What the data shows: expats vs Dutch buyers
The findings from the Viisi Expatbarometer provide insight into how expats approach the Dutch housing market. Two of the most notable differences are speed and strategy.
Expats tend to act more decisively during their housing search. On average, they place offers on more properties than Dutch buyers, increasing their chances of success within a shorter timeframe. Interestingly, while expats do often bid above the asking price, they do not necessarily overbid more aggressively. Their average overbidding percentage is actually lower than that of Dutch buyers.
In addition, expats are more likely to work with a buying agent, which helps them navigate the process more efficiently, easily, and smoothly. Nearly two-thirds of expats use professional guidance when purchasing a home, compared to less than half of Dutch buyers. This difference in approach is likely one of the key factors explaining why expats, on average, are able to secure a property faster.
Why working with a buying agent can make the process faster
One of the key insights from the research is that expats are more likely to work with a buying agent when searching for a property in the Netherlands. This raises an important question: what does a buying agent actually do, and how does this help speed up the process?
A buying agent supports expats throughout the entire purchase journey. From the start, they help define a realistic budget and search criteria based on your financial situation and preferred location. This ensures that you focus only on properties that truly match your needs, avoiding time spent on unsuitable listings.
In a fast-moving market, speed is essential. Buying agents often have access to properties as soon as they come to market and can quickly arrange viewings. They also guide you in preparing the necessary documentation in advance, so you are ready to act immediately when a suitable property becomes available.
However, one of the most important advantages lies in their expertise and daily experience in the market. Buying agents negotiate on a regular basis and have a strong understanding of what a property is truly worth, how competition behaves, and which bidding strategies are most effective.
Where private buyers often rely on limited experience or uncertainty, a buying agent can quickly assess the right strategy for each property. This helps avoid both overpaying and underbidding, increasing the likelihood of a successful offer without unnecessary delays.
Another important factor is strategy. A buying agent provides insight into local pricing, market conditions, and bidding practices. This helps you make well-informed offers without unnecessary delays or uncertainty. Instead of hesitating or missing opportunities, you can act with clarity and confidence, often making the difference between securing a property or missing out.
Working with a buying agent can also reduce risks. They review property details, identify potential concerns, and support you during negotiations and the purchasing process. This not only saves time but also helps avoid costly mistakes.
While hiring a buying agent involves an upfront investment, it can significantly improve your chances of successfully securing a property. In a competitive housing market like the Netherlands, where speed, strategy, and preparation are essential, professional guidance is often a key factor in achieving faster and more successful outcomes.
In fact, the time gained in the buying process can also have a financial benefit. Securing a property several months earlier may reduce ongoing rental costs and limit exposure to rising property prices in an upward market. As a result, part or sometimes even all of the buying agent fee can effectively be earned back through these savings.
Frequently Asked Questions
1. Do expats really find housing faster than locals in the Netherlands?
Research shows that on average expats can secure housing more quickly. This is often due to preparation, access to professional guidance, and financial readiness, rather than nationality alone.
2. Why is the Dutch housing market so competitive?
The Netherlands has limited housing supply, high demand, and rising property prices. Popular cities like Amsterdam, Utrecht, and Eindhoven see multiple applications or bids for well-priced properties, creating a competitive market for everyone.
3. What challenges do expats face when finding housing?
Common hurdles include the language barrier, unfamiliar local regulations, and understanding bidding procedures and the Dutch mortgage process.
In a competitive market like the Netherlands, success often comes down to preparation, strategy, and the right support. Whether you’re an expat or a local buyer, understanding the process and acting decisively can make all the difference. Want to learn more? Explore our other guides for practical tips and insights to help you navigate the housing market with confidence.
