How do you win in a competitive housing market?

In the 2026 housing market, competition is fierce. With an expected price increase of around 4% to 5% and an ongoing shortage of housing, especially in the Randstad and popular cities such as Utrecht and Groningen, “just making an offer” is often no longer enough. Today's market requires a strategic approach, rock-solid preparation and the ability to switch faster than the rest.

If you want to buy in a competitive market, you must not only bid against other buyers, but also position yourself as the most “safe” and attractive party for the seller. Here's how to get that advantage.

Get a “Financial passport”

In a market where sellers often have ten or more bids to choose from, uncertainty is your biggest enemy. A seller would rather opt for a lower bid with 100% certainty than a higher bid that may collapse in six weeks because the financing is not finalized.

• Mortgage promise: Go beyond a simple online calculation. Make sure you have an official document from your mortgage advisor stating that your finances have been checked and that you can actually bear the offer.
• Unreserved bidding? This is the ultimate “power move” in 2026, but do this never without backup. Some advisors offer insurance for the offer, or have your file ready so far that the risk is minimal. This immediately makes your bid the most attractive for a seller.

The speed of the “Silent sale” and the buying agent

Many homes in competitive regions don't even make it to funda, or are almost sold before the first open day is scheduled. In 2026, a buying agent is not a luxury, but an essential part of your strategy.

• The network: Brokers call each other. Your buying agent often hears days in advance which house will be on the market. This allows you to be the first to view and sometimes even make an offer before the masses arrive.
• The “gun factor” via the broker: Selling agents like to work with well-known buying agents. They know that the paperwork is then in order and communication runs smoothly. This can be the deciding factor in the event of an equal bid.

Smart bidding: Look beyond the price

Of course, the purchase price is important, but the terms (the dissolving conditions) are often the deal breaker.

• Flexibility in transfer: Ask your agent what the seller's ideal moving date is. Do they still have to wait for their new-build home? Offer to make the transfer only in nine months, or offer a “back-rent” arrangement.
• The architectural inspection: In an overstretched market, some buyers drop the test. This is risky. A smarter alternative: have the inspection carried out before you make your final bid, or agree on a threshold amount (for example: “only cancel if there is immediately more than €10,000 in overdue maintenance”).

The psychology of bidding: The escalation clause

In 2026, a lot of work is being done with “sales by subscription” (the infamous closed envelope). How do you avoid offering €20,000 too much, or losing by €500?

• Avoid the round number: Don't bid €400,000, but €402,350. Many people bid on round numbers; with a small extra amount, you can be just the highest.
• The escalation clause: In some cases, you can bid with the text: “I'm offering €1,000 more than another party's highest bid, up to a maximum of €415,000.” Note: not every broker accepts this, so always discuss this first.

Focus on the “Niche” and forgotten pearls

If everyone wants to live in that one hip neighborhood, prices rise to unrealistic levels. You can avoid the competition by looking differently:

• Energy label strategy: In 2026, many buyers will ignore houses labeled E, F or G for fear of high costs. If you have the financial space to become more sustainable (and make use of the extra loan space for this), you have much less competition and more room for negotiation here.
• The “N-1” location: Look for the neighborhood that's just next to the popular neighborhood. You often see that the facilities are the same, but the hustle and bustle (and the price) are considerably lower.

Be a “Favourable” buyer

Remember, salespeople are also people. They've often built up memories in their home for years and want things to work out.

• The personal letter: It may sound cliché, but in 2026, a nice letter with a photo of your family still works. Tell us why you want to see your children grow up in their garden. In a situation with two equal bids, the party with the favor factor almost always wins.

The insight: Strategy wins over luck

Buying in a competitive market is not a game of chance, it is a strategic process. By closing your financing 100% in advance, engaging a proactive buying agent and being flexible in your terms and conditions, you significantly increase your chances.

Remember: the highest bid isn't always the winning bid. The seller seeks the path of least resistance and the most certainty. If you can offer them, you're almost in your hands with the keys to your new home.