Selling a house in the Netherlands involves more than a nice listing photo and the right asking price. This checklist for selling a house in the Netherlands walks you through every document, cost, and step — ideally before you contact a makelaar (estate agent).
Quick overview: 8 steps
- Gather your ownership and property documents
- Arrange a valid energy label (energielabel)
- Get the house sale-ready
- Get a realistic property valuation
- Calculate the costs involved
- Prepare a list of movable items (lijst van roerende zaken)
- Prepare the seller's questionnaire for the buyer
- Choose an estate agent — or sell independently
1. Gather your ownership and property documents
- Deed of transfer (akte van levering) — request from the Kadaster (Dutch Land Registry)
- Building drawings and permits for renovations or extensions
- WOZ valuation (WOZ-waarde) — the official annually assessed value for Dutch property tax
- For apartments: splitsingsakte, VvE annual accounts and meeting minutes
2. Arrange a valid energy label — legally required
An energielabel is legally required when selling in the Netherlands. Check EP-Online to see if yours is still valid. More info: RVO.nl.
Note: from 29 May 2026, stricter EPBD IV rules apply. Don't leave this until the last minute.
3. Get the house sale-ready
- Small repairs first — a leaking tap stands out to buyers more than you'd expect
- Declutter and depersonalise — fewer personal items, more open space
- Don't forget the exterior — first impressions start at the front door
- Professional photography — directly affects your click-through rate on Funda
Not sure where to invest? An independent Ready-to-sell scan gives you an objective overview.
4. Get a realistic property valuation
Do this before engaging an estate agent. Agents sometimes give optimistic estimates during the pitch phase. An objective valuation prevents underpricing or burning out on Funda with too high an asking price.
5. Calculate the costs
- Estate agent commission (makelaarscourtage)
- Notary fees for the deed of transfer
- Possible early repayment penalty (boeterente)
- Moving costs
6. Prepare a list of movable items
List what you're leaving (curtain rails, cabinets, garden shed) and what you're taking — the lijst van roerende zaken. Prevents disputes at transfer.
7. Prepare the seller's questionnaire
You're legally required to disclose known defects. Prepare the NVM questionnaire (vragenlijst, parts B and C): foundation issues, damp, asbestos, unpermitted renovations.
8. Choose an estate agent — or sell independently
With a complete file and a sale-ready property, you'll be in a stronger position either way.
FAQ: selling a house in the Netherlands
What am I legally required to arrange? A valid energielabel and honest disclosure of known defects. The deed of transfer and VvE documentation are required for the notarial transfer.
How long does it take to get sale-ready? Plan for two to four weeks for repairs, decluttering, documents and the energy label.
Do I need to get sale-ready before hiring an agent? Not legally required, but smart — you'll judge valuations better and negotiate commission from a stronger position.
What does selling typically cost? Estate agent commission, notary fees, and possible boeterente. Exact amounts vary by region, property and agent.
Can I sell without an estate agent? Yes. You still need a notary for the legal transfer, and must handle listing and negotiations yourself.