Amsterdam Real Estate Agents: 10 Best and Most Trusted Picks for Expats in 2026

Amsterdam real estate agents work in one of Europe’s most competitive housing markets. Canal houses, narrow gabled apartments, and modern flats in new districts all draw strong demand from locals and international professionals alike. For expats, the challenge is not just finding a home. It is understanding a system where homes can sell within days, buyers often bid above the asking price, and much of the process happens in Dutch.

That is where the right agent makes a real difference. In the Netherlands, the agent listing a home works for the seller. Many buyers, especially expats, hire their own buying agent, called an aankoopmakelaar, to search for homes, check the details, and bid on their behalf. A good one knows each neighbourhood, can spot problems with leasehold land or the building’s homeowners’ association, and has a feel for how much a home will really sell for.

This guide covers ten of the most trusted agencies and buying agents for expats in Amsterdam in 2026, from large networks to boutique English-speaking specialists. For each one, you will see what it does best and who it suits.

You will also find a snapshot of the Amsterdam market, a clear explanation of how buying works for international buyers, the costs and taxes to budget for, tips on mortgages and bidding, a comparison table, and answers to the questions expats ask most often.

The Amsterdam Housing Market in 2026

Before choosing among Amsterdam real estate agents, it helps to understand how competitive the market still is.

Most Homes Still Sell Above Asking Price

According to NVM and MVA market figures for the second quarter of 2026, 78% of homes in Amsterdam sold above the asking price, with an average sale price 7.1% above the final asking price. The median sale price across the wider Amsterdam region was about €577,000, and prices per square metre vary enormously between boroughs, from the city’s south and centre to more affordable areas like Nieuw-West and Zuidoost.

A Slightly Calmer Market Nationally

Across the Netherlands, NVM figures for the third quarter of 2026 showed sale prices up 1.8% from a year earlier but 1.3% lower than in the second quarter. Buyers have a little more breathing room than in previous years, but well-priced homes in popular Amsterdam neighbourhoods still attract many bids.

Popular Areas for Expats

• Oud-Zuid and Zuid: close to international schools and the Zuidas business district, with high prices
• De Pijp: lively, central, and full of cafes and markets
• Jordaan and the canal belt: iconic and expensive, with many older homes
• Oud-West and Westerpark: popular with young professionals and families
• Oost and Watergraafsmeer: greener streets and a slightly calmer feel
• Amsterdam-Noord: newer developments and better value, a short ferry ride from the centre
• Amstelveen: a nearby city popular with expat families for its schools and space

Buying Agent vs. Selling Agent: Why It Matters

This is the single most important thing for expats to understand about Amsterdam real estate agents.

• Selling agent (verkoopmakelaar): hired by the seller. Their job is to get the highest price for their client.
• Buying agent (aankoopmakelaar): hired by you. They search for homes, attend viewings, check the property and its legal details, advise on what to bid, negotiate for you, and guide you through to the notary.

In a market where most homes sell above asking, a good buying agent in Amsterdam can help you avoid overpaying, spot problems early, and hear about homes before they appear online. Many buying agents work on a fixed fee or a percentage of the purchase price, and some offer a no cure, no pay arrangement. Look for agents who are members of a recognized professional association, such as NVM, VBO, or Vastgoedpro.

How Buying a Home Works in the Netherlands

Foreigners can buy property in the Netherlands, and the process is the same for Dutch citizens and expats.

Step-by-Step Process

1. Get mortgage advice first. An independent mortgage advisor will check how much you can borrow based on your income, contract, and residency situation.
2. Hire a buying agent if you want expert help with searching and bidding.
3. Search and view homes, mainly listed on Funda, the main Dutch property portal.
4. Check the details: the building’s homeowners’ association (VvE), leasehold (erfpacht) terms, energy label, and any planned works.
5. Make an offer. Your buying agent submits it, usually with conditions such as financing and a building inspection.
6. Sign the purchase agreement. Private buyers typically get a short cooling-off period after signing.
7. Arrange your mortgage and inspection and pay any required deposit or bank guarantee.
8. Transfer at the notary. The notary registers the deed in the Land Registry, and you get your keys.

Amsterdam-Specific Issues to Watch

• Leasehold (erfpacht): much of Amsterdam’s land is owned by the city, and owners pay ground rent or have bought it off. Your agent and notary should explain the terms carefully.
• Homeowners’ associations (VvE): most apartments belong to a VvE. Check its finances, maintenance plans, and service costs.
• Old buildings: foundations, steep stairs, and maintenance can be significant in older canal houses.

Top 10 Amsterdam Real Estate Agents for Expats

The agencies below are known for working in English with international buyers. Most are buying agents (aankoopmakelaars), which is what expats usually need. The list draws on agency information, expat directories such as IamExpat’s list of real estate agents, and public reviews. No agency paid to be included, and fees vary, so always ask for a written quote.

1. Aankoopmakelaar Amsterdam

Aankoopmakelaar Amsterdam is an NVM buying agency based on Herengracht in the city centre. It focuses only on helping buyers, and much of its client base comes from abroad, so its agents work in English every day. The agency has been named the top NVM buying agent in Amsterdam by number of purchases in past quarters, and it also helps buyers in Haarlem, Almere, and Utrecht.

• Strengths: buyer-only focus, high transaction volume, and deep local knowledge
• Watch out for: a busy agency, so confirm which agent will handle your search
• Best for: expats who want an experienced, buyer-only agent in central Amsterdam

2. Amsterdam at Home (Makelaar Amsterdam)

Amsterdam at Home is an English-speaking NVM and MVA agency for international buyers and sellers. It offers remote support before you arrive, publishes a quarterly Amsterdam Expat Housing Report with local market data, and works on a no cure, no pay basis for buying clients. It reports a 9.8 rating from more than 500 client reviews.

• Strengths: data-driven advice, remote support, and strong client reviews
• Watch out for: confirm fee details in writing during the intro call
• Best for: expats buying before or shortly after they move

3. Homes for Expats

Homes for Expats describes itself as Dutch makelaars run by expats, for expats. It helps internationals buy, sell, and rent across Amsterdam, Haarlem, Utrecht, The Hague, Rotterdam, and other cities, and it reports a 4.9 rating from about 370 reviews.

• Strengths: team members who have been through the expat move themselves, and coverage across many Dutch cities
• Watch out for: if you only want Amsterdam, ask about the agent’s local experience
• Best for: expats who value advice from people who understand their situation

4. Burgemeester Vastgoed

Burgemeester Vastgoed is a certified buying and selling agency with more than 23 years of experience. It works in Amsterdam, Amstelveen, Aalsmeer, and Hoofddorp and provides full English-speaking guidance from first consultation to transfer.

• Strengths: long experience and strong coverage of Amstelveen, a favourite with expat families
• Watch out for: a smaller team than the largest agencies
• Best for: families looking in Amstelveen or southern Amsterdam

5. RB International Real Estate

RB International Real Estate offers full-service buying and selling guidance for expats in Amsterdam, according to its expat directory listing. It focuses on international clients and helps throughout the purchase process.

• Strengths: expat-focused service from search to transfer
• Watch out for: compare its fee and scope with other buying agents
• Best for: expats who want a dedicated international agency

6. MiCasa Expat Buyers Agent

MiCasa is a buying agent focused on expats in and around Amsterdam. As a buyer-only specialist, it helps international clients search for homes, assess properties, and bid in a competitive market.

• Strengths: a clear focus on representing expat buyers
• Watch out for: ask about team size and availability during busy periods
• Best for: expats who want a dedicated buyers’ representative

7. Xpatations

Xpatations positions itself as a housing expert for expats, offering bilingual English and Dutch guidance from the first search to key handover. That end-to-end support suits newcomers who are unfamiliar with Dutch paperwork and processes.

• Strengths: bilingual guidance through every step
• Watch out for: clarify whether the service includes negotiation, inspection coordination, and notary follow-up
• Best for: first-time buyers in the Netherlands

8. DutchDwellings

DutchDwellings is led by a native English speaker and helps clients with both buying and renting. That combination can be useful for expats who plan to rent first while they learn the city, then buy later.

• Strengths: native English communication and both rental and purchase support
• Watch out for: check its coverage of the specific neighbourhoods you want
• Best for: expats who may rent first and buy later

9. Amsterdam House Hunting

Amsterdam House Hunting offers expats a complete home buying service, from search and viewings to bidding and transfer. It is listed among expat-focused agencies in Amsterdam directories.

• Strengths: a full-service package for international buyers
• Watch out for: compare the fee structure with other buying agents before signing
• Best for: busy professionals who want a single point of contact

10. Engel & Völkers Amsterdam

Engel & Völkers is an international property network with shops in Amsterdam. It is mainly known as a selling agent for higher-end homes but also works with international buyers who want a familiar global brand.

• Strengths: an international network and a strong presence in premium neighbourhoods
• Watch out for: as a selling agent, it may represent the seller on the homes it lists
• Best for: buyers looking at luxury properties or relocating from abroad through a global network

Do Not Forget Mortgage Advisors

Alongside a buying agent, most expats need an independent mortgage advisor who works in English. They check how much you can borrow, compare lenders, and handle your application. Many buying agents work with trusted advisors and can make introductions.

Amsterdam Real Estate Agents Compared

Agency	Type	Strength	Best For
Aankoopmakelaar Amsterdam	NVM buying agent	High purchase volume, buyer-only	Central Amsterdam buyers
Amsterdam at Home	NVM and MVA agency	Market data, remote support	Buying before arrival
Homes for Expats	Expat-run makelaar	Shared expat experience	Buyers across several cities
Burgemeester Vastgoed	Certified buying and selling agent	23+ years, Amstelveen focus	Families in Amstelveen
RB International Real Estate	Expat agency	International focus	Full-service support
MiCasa Expat Buyers Agent	Buying agent	Buyer-only for expats	Dedicated representation
Xpatations	Expat housing specialist	Bilingual end-to-end help	First-time buyers in NL
DutchDwellings	Buying and renting	Native English speaker	Rent first, buy later
Amsterdam House Hunting	Expat buying service	Complete package	Busy professionals
Engel & Völkers Amsterdam	International network	Premium listings	Luxury and relocation buyers

How to Choose the Right Buying Agent in Amsterdam

When you interview Amsterdam real estate agents, ask these questions:

1. Do you only represent buyers, or do you also sell? Buyer-only agents avoid conflicts of interest.
2. How many homes did you buy for clients in my target areas last year? Local volume means better price insight.
3. How do you decide what to bid? Look for data-driven answers, not guesswork.
4. What do you check before an offer? The answer should include the VvE, leasehold, energy label, and building condition.
5. What is your fee, and when is it due? Ask for fixed fee, percentage, and no cure, no pay options in writing.
6. Will you be my main contact? Make sure you know who handles viewings and bids.
7. Are you a member of NVM, VBO, or Vastgoedpro? Membership means professional standards and complaint procedures.

Costs of Buying a Home in Amsterdam

Budget for these costs on top of the purchase price. Dutch mortgages usually do not cover them, so you need savings.

• Transfer tax: owner-occupiers usually pay 2% of the purchase price. First-time buyers under 35 may qualify for an exemption if the home is below a price cap that is updated each year.
• Buying agent fee: a fixed fee or a percentage of the price, depending on the agency
• Mortgage advice and arrangement fees
• Notary fees for the deed of transfer and mortgage deed
• Valuation report required by the lender
• Building inspection to check the property’s condition
• Bank guarantee or deposit, often around 10% of the price, usually covered by a guarantee rather than cash

Mortgages and Taxes for Expats

Getting a Mortgage

• You need a BSN (citizen service number) and a Dutch bank account.
• Most lenders accept internationals with a permanent contract or a fixed-term contract with an intention statement from the employer.
• Loan amounts depend on income and the property’s value. In the Netherlands, buyers can often borrow up to the full market value, but not the extra costs.
• Work with an English-speaking mortgage advisor who knows how lenders treat expat income, allowances, and residency status.

The 30% Ruling

Many skilled migrants receive a tax-free allowance under the 30% ruling, which affects how lenders calculate income. The rules have been changing in recent years, so check the current rate and conditions with your employer and a tax advisor before applying for a mortgage.

Renting First: A Smart Option for Many Expats

If you are new to Amsterdam, renting for six to twelve months can help you learn the neighbourhoods before buying. Amsterdam’s rental market is tight, and rules on rent levels have tightened in recent years. Use reputable rental agents, never pay large sums before signing a contract and viewing the property, and be wary of listings that seem too good to be true.

FAQs About Amsterdam Real Estate Agents for Expats

Can expats buy property in Amsterdam?

Yes. There are no general restrictions on foreigners buying property in the Netherlands. You will usually need a BSN, a Dutch bank account, and a Dutch mortgage, and lenders will look closely at your contract and income.

Do I need a buying agent in Amsterdam?

It is not required, but most expats benefit from one. Selling agents represent sellers, and in a market where most homes sell above asking, a buying agent helps you judge value, check legal details like leasehold, and bid strategically.

How much do Amsterdam real estate agents charge buyers?

Buying agents usually charge either a fixed fee or a percentage of the purchase price, and some offer no cure, no pay arrangements. Ask several agents for written quotes and compare what each one includes.

How much should I bid above the asking price in Amsterdam?

It depends on the neighbourhood, property type, and demand. In the second quarter of 2026, homes in Amsterdam sold on average about 7% above asking, but popular homes can go much higher. A buying agent uses recent sales data to advise on a realistic bid.

What is erfpacht, and should I worry about it?

Erfpacht is leasehold, meaning the city owns the land and you pay ground rent or have bought it off for a period. It affects costs and value, so your buying agent and notary should explain the exact terms before you commit.

Do Amsterdam real estate agents speak English?

Many do, especially buying agents who work with internationals. All agencies in this guide offer English-language support.

Conclusion

Amsterdam rewards prepared buyers, and choosing the right Amsterdam real estate agents is one of the best ways to compete in a market where most homes still sell above asking price. Buyer-focused specialists like Aankoopmakelaar Amsterdam, Amsterdam at Home, Homes for Expats, Burgemeester Vastgoed, RB International Real Estate, MiCasa, Xpatations, DutchDwellings, and Amsterdam House Hunting help expats search, judge value, and bid confidently, while international networks like Engel & Völkers serve higher-end buyers. Remember that selling agents work for sellers, so hire your own buying agent, pair them with an English-speaking mortgage advisor, check leasehold and homeowners’ association details carefully, budget for transfer tax and other costs, and consider renting first if you are new to the city, so your move into an Amsterdam home is a smart one.