Buying agent: do you need one and what does it cost?

The seller's agent does not work for you

The selling agent wants the highest possible price and good terms for the seller. They may not mislead you, but they do not have to advise you on your offer or point out every drawback of the home. If you buy without your own agent, you are negotiating against a professional.

What does a buying agent do?

• Searching: selecting homes that match your wishes, sometimes even before they appear online.
• Viewing: coming along and looking out for defects, maintenance and things you might overlook. See the viewing checklist.
• Valuing: estimating what the home is worth based on recent sales.
• Negotiating: deciding on a bidding strategy and making offers on your behalf.
• Recording: checking the purchase agreement, including conditions precedent and the list of items included. See conditions precedent.
• Guidance up to the transfer: arranging the building survey, valuation and notary appointment on time.

What does a buying agent cost?

Buying agents charge a fixed fee or a percentage of the purchase price. Full purchase guidance usually costs a few thousand euros. Some agents offer separate services, such as only a valuation or only the negotiation, for a lower fee. Always ask for a quote in advance stating what is and is not included, and whether you pay if no purchase goes ahead.

The cost of a buying agent counts as buyer's costs and is not tax-deductible. Include it in your budget alongside transfer tax, notary and valuation. See buyer's costs and additional costs.

When is a buying agent worth it?

• You are buying for the first time and do not know the process yet. See also the step-by-step plan for your first home.
• The market is tight and homes sell quickly above the asking price.
• You are buying in a city or neighbourhood you do not know well.
• It concerns a special property, such as a listed building or a home with leasehold.
• You have little time to search and view homes yourself.

Buying without a buying agent: how to prepare

Many buyers buy successfully without their own agent. The difference lies in preparation. Make sure that before your offer you have the same information as a professional:

1. Know what the home is worth: look at comparable sales and the last purchase price. See what is my house worth.
2. Research the home: year of construction, energy label, foundation and any permits. Use the house buying checklist.
3. Research the neighbourhood: zoning plan, noise, climate risks and amenities. See researching the neighbourhood before you buy.
4. Have a building survey done before you sign definitively, or include a condition precedent.
5. Read the purchase agreement carefully and get advice if in doubt, for example from the notary.

The Woningdata property report brings together the public data a buying agent also looks at: year of construction, energy label, plot, permits, WOZ values, previous sale prices, foundation risks, climate and the neighbourhood. With the home value option you also get a value estimate with comparable sales. That way you go into the negotiation well prepared, with or without an agent.