Sellers increasingly opt for certainty over the highest bid
The Dutch housing market will see a clear shift in 2026. More and more home sellers are no longer automatically opting for the highest bid, but prefer certainty, speed and a smooth sales process. In a cooling housing market, factors such as financing certainty, resolutive conditions and the type of buyer are playing an increasingly important role in the final sales decision.
Certainty is becoming more important when selling a home
Whereas in previous years the focus was mainly on the maximum selling price, sellers are now looking more broadly at the overall picture. Many homeowners are willing to accept a slightly lower offer if it means that the home will be sold more quickly and the chance of cancellation is smaller. Uncertainty surrounding mortgage financing and long lead times are causing sellers to actively try to limit risks.
For sellers, this means that a realistic asking price and a clear sales strategy are more important than ever. A quick, reliable transaction is increasingly seen as more valuable than a higher but uncertain return.
When comparing bids, sellers are increasingly paying attention to the conditions precedent. A bid without a financing clause is often considered more attractive, as it increases the likelihood that the sale will go ahead. For some sellers, the omission of a structural survey can also be a decisive advantage.
This offers opportunities for buyers who have their financial situation in order. By offering clarity and certainty, they can strengthen their position, even if their bid is not the highest.
Personal preference influences sales decisions
In addition to financial security, the buyer's personality also plays a role in the housing market. Many sellers prefer to sell to a private individual rather than an investor. A personal connection, a clear letter of motivation or pleasant communication can also contribute to a positive impression. This human factor is becoming more important again in the current market, now that the extreme shortage has eased somewhat and sellers have more choice.
The shift towards greater focus on security means that the housing market is developing towards a more balanced playing field. In some regions, buyers have more room for negotiation than before. This makes it even more important to enter the market well prepared, with solid financing, realistic expectations and clear conditions.
For sales agents, property advisers and purchasing agents, the focus is increasingly on strategic bidding, risk management and guiding both buyers and sellers in making informed choices.
Average house prices remain high
Despite the slowdown, house prices in the Netherlands remain high. The average selling price of existing owner-occupied homes is around € 500.000,-. Although price increases have levelled off compared to previous years, housing in many municipalities has remained structurally expensive.
In this market in particular, up-to-date market knowledge and professional advice make the difference between a good transaction and an optimal transaction, for both buyers and sellers.
