What are the next steps after finding a dream home?

The moment you walk into a home and think, “This is it,” is magical. Whether it's that perfect light, the authentic details or simply the feeling that the layout is exactly right for your future plans. But in the current Dutch housing market of 2026, a positive feeling is only the starting signal for an intensive and strategic process. Between the first crush on a house and the actual signing with the notary, there are crucial steps where reason prevails over emotion.

Once you've found a home you like, the real work begins. You have to switch quickly, do your homework and have sharp negotiations. Below you can read step by step what you need to do to make that nice house your new home.

Do further research (The duty to investigate)

In the Netherlands, as a buyer, you have a legal obligation to investigate. This means that you are responsible for finding out the condition of the home. The seller has an obligation to provide information, but you should not blindly trust that everything that is not said is also in order.

• Request the documents: Ask the sales agent for the questionnaire (part B) and the list of cases. It states exactly what is broken and what the residents are leaving behind.
• Check the energy label: With current energy prices, a label G is a completely different financial story than an A+++ label. Also look at the options for sustainability.
• Architectural inspection: Is the house a bit older? Then schedule an architectural inspection immediately. An expert looks at things you overlook, such as rising moisture, the condition of the foundation or wood rot in the frames. This report is worth its weight in gold during the negotiations.

‍

Define your bid strategy

Now that you know what the home is worth and what condition it is in, it is time to make an offer. In 2026, “overbidding” will still be the norm in many regions, but never do it without a plan.

The price and conditions

A bid consists of more than just a number. Landlords often look at the total package:

• The purchase price: What is the home worth to you and what is the market value?
• Revoking conditions: The most important thing is the reservation of funding. This can end you up under the bargain if the bank unexpectedly does not give you a mortgage. In a heated market, unreserved bidding can be attractive for the seller, but this is financially very risky.
• Delivery date: Sometimes you can win the favor factor by being flexible when you want to receive the keys.

Hint: Call in a buying agent. They have access to data about recent sales prices in the neighborhood that are not on Funda, and they can negotiate emotionlessly with the sales agent.

Negotiation or registration

Depending on the popularity of the property, there will be a negotiation (a game of bid and against bidding) or a “sale by subscription”. When registering, everyone must submit their final bid in a closed envelope (or digital system) before a certain deadline. This is often the most nerve-wracking moment, because you don't know what others offer.

If your bid is accepted, you have a verbal agreement. Please note: in the Netherlands, a purchase is only legally valid if it has been recorded in writing and signed by both parties (the written requirement).

The purchase agreement and the cooling-off period

The sales agent draws up the purchase agreement. Check these thoroughly (together with your buying agent or a lawyer). Are all the agreements about the takeover of the curtains, the financing period and the architectural condition included?

The three-day cooling-off period

Once you and the seller have signed the deed and you have received a copy, the three-day legal cooling-off period commences. During this period, you can cancel the purchase without giving a reason and without penalty. This is your last moment to really say “no” if you do have doubts.

Finalize the funding

As soon as the signatures are signed, the clock starts ticking for your mortgage application (you usually have 6 to 8 weeks to do this).

• Taxation: The bank requires an independent valuation report to see if the home is worth the loan.
• Bank guarantee: You usually have to deposit a deposit of 10% of the purchase price with the notary. If you don't have that money in cash, your mortgage advisor will arrange a bank guarantee.

To the notary: The transfer

The big day! Before you go to the notary, you first have the final inspection. You walk through the house with the seller one more time to check that everything has been left as agreed and that the boiler is still working. Then you'll go to the notary office for:

1. The deed of delivery: The document officially transferring ownership.
2. The mortgage deed: The agreement between you and the bank.

After the signatures have been signed and the notary has registered the acts with the Land Registry, you finally get the keys.

The process after finding a home is a race against time that requires accuracy. In 2026, the architectural condition and the financing conditions in particular are the points where it often gets exciting. Be prepared, get advice from experts and stay calm, even if the market around you seems overheated.