Pre-Funda listings and what they mean for buying a house in the Netherlands
‘New’ listings aren’t always new. They’ve often been shared in secret up to 48 hours before you see them on Funda.
Here’s how that works:
- A property comes on the market, and agents share the listing with each other through their private networks.
If an agent is part of the NVM (the largest association of real estate agents in the Netherlands), then they’ll have access to a private database where these listings are shared. Around 75% of homes sold in the country are sold by NVM agents.
Even if they’re not an NVM member, agents will still share properties informally. A seller’s agent might contact local buyer’s agents who they know have clients who might be interested in a particular house, for example.
This is simply sensible business practice on the part of these agents – they help each other out for the benefit of their clients. However, by doing so, they’re actively disadvantaging buyers like you.
- Those agents’ clients book viewings, and often, the viewings list fills up.
24-48 hours later, the property finally makes it onto Funda, but there’s no space left for you (or anyone else) to view it.
- Even if you do manage to book a viewing, others were ahead of you in the queue.
Which means that while you’re busy trying to get time off work just to see the property, other people have already seen it and are prepping their bid. This is a big part of why houses sell so fast in the Netherlands. And of course it’s hugely unfair, because it means that the playing field isn’t level.
Off-market homes (that never make it onto Funda)
As well as homes that are shared on Funda too late for you to book a viewing, there are some that never get listed publicly.
This might be because the seller has privacy concerns, or because they know they’ll get enough viewings to sell without needing to list the property online.
A property that makes it onto Funda too late for you to book a viewing is one thing. Sales can fall through and if it’s listed, you still have a chance. But the only way you’ll ever get to find out about completely off-market.properties is if you have an agent who can tell you about them.
How trying to beat the competition could cost you money (as well as your sanity)
If you’re relying solely on Funda and other public listings to find a property in the Netherlands, you’re operating in the most competitive part of the market.
Many people try to solve this problem by being faster. Constantly refreshing Funda, aiming to respond within minutes of a listing going up.
But even if you get a bit faster, you only really gain a slight edge. You’re still one of a larger number of people chasing a smaller number of viewing slots than there were when the property was first privately listed.
Even if you manage to get a viewing, you’re not at the front of the queue. If the seller is already considering bids when you view, you’re at a natural disadvantage. They might already be 90% sure that they’ll accept another buyer’s bid before you even view.
No doubt, you’re all too aware of this. You feel rushed, insecure and conscious that you’re running out of time. If you see the property and love it, this feeling is amplified.
All this can mean that you’re much more likely to bid more than you need to. If you bid more than you can really afford, this could even put the whole deal at risk, leaving you liable for a 10% penalty. However strong the competition, it’s vital that you know your budget limits and stick to them.
Even if you don’t overbid, the pressure means it’s tempting to rush into a purchase without being 100% sure. You might overlook clear maintenance issues, for example, because you don’t want to be the buyer asking awkward questions.
The real way to beat the house-buying system in the Netherlands
Constantly refreshing Funda isn’t going to cut it. You need access to the private listings that others can already see.
You could get this by hiring a traditional buyer’s agent. This is likely to cost you around 1 to 1.5% of the purchase price, or a fixed fee of around €4,000. Even then, you’re reliant on the agent doing their job well, and sharing the right listings with you fast.
Or, you could use Roofmatch. Our prices start at €2,599.
We’re a full-service buyer’s agent, with access to the entire market. Including pre-Funda listings and those that never get listed on Funda. Traditional agents don’t have this kind of complete access.
We send instant alerts, direct to you, whenever a new property that matches your criteria comes up. You can then book a viewing straight away, with no stress. You’re already at the front of the queue.
Why Roofmatch works best for home buyers:
- We use AI search bots to find new pre-Funda and private listings 24/7.
- If you find a property you like, you won’t need to overbid. Our experienced agents are supported by a smart AI calculator that uses 12,000 data points to find the most likely winning bid. This saves most buyers €20,000-50,000.
- If you don’t buy through us, you won’t pay us a penny. Even though our fees are less than half most agents’.