FAQ
Plain answers to the questions you really have.
30 questions across selling, buying, valuation and expat services. Specific to Rotterdam, written in plain language, updated regularly.
Selling
Questions about selling your home in Rotterdam.
- How long does it take to sell a home in Rotterdam? +
- For market-priced homes between €300k and €800k: average 21-32 days on Funda. Above €1M it gets more selective and takes 6-12 weeks. Below €300k often within 7-14 days. Location, pricing and presentation are the three variables influencing it most.
- What does a selling agent cost? +
- With us: Full-service from 1.25% commission (no cure, no pay), or SellYourself XL for €1,895 fixed upfront. Market average for Rotterdam is 1.5%-1.75% — we sit 10-25% below. Full explanation on the pricing page.
- When is the best time to sell? +
- March-May and September-October are historically the best months in Rotterdam. December and July/August are quieter. But more important than season: a well-presented home sells in November just as fast as in May.
- Does my home need an energy label to sell? +
- Yes, mandatory since 2008. At sale you must have a definitive energy label — no longer a 'provisional' one. Without it the notary cannot deliver. Applying costs €75-€250 depending on property type.
- Should I renovate before selling? +
- Sometimes yes, sometimes no. Small cosmetic interventions (painting, decluttering, photographer) often return 5-10× their cost. Large renovations (kitchen, bathroom) usually don't pay back. We advise at intake.
- Can I sell without an agent? +
- Legally yes, practically tricky. You'd need to arrange Funda access (€499 for individuals), photography, viewings, bid review, and legal advice yourself. SellYourself XL is an intermediate solution: you do viewings, we arrange the rest.
- What's the difference between 'k.k.' and 'v.o.n.'? +
- k.k. (kosten koper / buyer's costs) = the buyer pays transfer tax + notary costs. v.o.n. (vrij op naam / free on name) = those costs are in the price. 95% of existing stock is k.k.; new build often v.o.n. For end price it doesn't matter, only for presentation.
- How is the asking price determined? +
- We use (1) comparable sales in the last 6-12 months within 500m, (2) market development since those sales, (3) condition of your home. We show you 8-12 comparable sales and build an honest recommendation from that. No guesswork.
Buying
Questions about buying a home in Rotterdam.
- Do I need a buying agent? +
- Not legally required but strongly recommended — especially if you haven't bought before, or if you expect 'competing bids'. A buying agent almost always pays for themselves through (1) market-aligned bid, (2) good negotiation, (3) checks that save you costs.
- What does a buying agent cost? +
- With us: fixed price known upfront (€2,495 up to €500k, €3,495 up to €1M, on request above). No percentage — so no perverse incentive to push you to overpay. Rotterdam market average is 1.25-2% of purchase price; we typically sit below that in fixed pricing.
- How do I know what's a good asking price? +
- We compare with the last 6-12 months of sales in the same street/area and property type, corrected for m², condition, and market development. For every purchase we make a 'fair-bid range' — not one number but a band with arguments.
- What's a structural survey and should I get one? +
- An expert inspection of structure, foundation, roof, installations etc. Strongly recommended for pre-war build (1940) and for purchases above €400k. Rate €395-€795. Almost always yields information that adds value in negotiation or exposes risks.
- How much own money do I need? +
- Since 2018 the mortgage can be max 100% of value (LTV 100%). So only costs like transfer tax (2% for owner-occupied), notary (€1,500-€3,500), mortgage advice (€2,000-€3,500), and any structural survey are 'out of pocket'. Budget €15,000-€30,000 in total ancillary costs.
- Does the 30% ruling affect my mortgage? +
- Yes, partly. Banks look at your 'fiscal salary' (after 30% ruling deduction) but many banks apply a correction making it positive net. Always work with a mortgage advisor who has expat expertise — we'll refer you to the right one.
- Can I buy in Rotterdam without a Dutch passport? +
- Yes, no restrictions for foreign buyers. Mortgage options are slightly narrower but several Dutch banks (ING, ABN, Rabo, NIBC) do lend to expats — under conditions like work contract of min. 6 months + 30% ruling acceptance.
- How much is transfer tax in 2026? +
- 2% for owner-occupied (most buyers). 10.4% for investment objects. First-time buyers under 35 can claim exemption on homes up to €510,000 (2025 figure; possibly indexed for 2026). We always check whether you qualify.
Valuation
Questions about NWWI-validated valuations.
- What is an NWWI valuation? +
- NWWI = Dutch Real Estate Valuation Institute. Every valuation by an NWWI-registered valuer is reviewed by NWWI for consistency. Only after that check does the report get an NWWI stamp — and only then does the bank accept it.
- What does a valuation cost? +
- With us: apartment €575, family home €695, detached from €895. NWWI validation + bank-ready report included. Re-valuation within 1 year: 50% discount.
- How quickly do I get the report? +
- Site visit within 5-7 working days of your request. PDF report NWWI-validated within 3 working days of the visit. Rush possible (within 5 working days total) at extra cost.
- When do I need a valuation? +
- Primarily: (1) mortgage/refinancing, (2) divorce/asset split, (3) inheritance tax, (4) WOZ objection, (5) substantiation for sale. Since 2021 NWWI validation is mandatory for all mortgage processes.
- What's the difference between WOZ and NWWI valuation? +
- WOZ value is an annual determination by your municipality for tax purposes. NWWI valuation is a current, validated report by an independent valuer — accepted by banks and notaries. WOZ is administrative, NWWI is factual market value.
- Can I get a quick online valuation? +
- For a non-binding indication yes — use our valuation tool on the homepage (postcode + house number). For a valid valuation report for the bank: no, that requires on-site visit and NWWI validation.
- What if the bank rejects my valuation? +
- Virtually impossible with an NWWI-validated report. If it does happen due to a bank-specific requirement, we correct at no cost. In 12 years that's happened to us three times.
Expats & international
Frequently asked by people moving to the Netherlands.
- Can I buy a home from abroad? +
- Yes — about a third of our expat clients buy before they even land in the Netherlands. We do viewings on video, build bid strategy remotely, and meet you in person only at the notary.
- What's the 30% ruling and does it affect my mortgage? +
- The 30% ruling is a tax advantage for expats: 30% of your gross salary is tax-free. For your mortgage: banks apply a mixed calculation that usually works out positive. Work with a mortgage advisor who has expat expertise — we'll refer.
- How does the notary process work if I don't have a BSN yet? +
- A BSN number is needed for most transactions. If you don't have one yet, we can use temporary alternatives (authorisation procedures) — depending on the notary. With our partner notaries we resolve this as standard.
- Which neighbourhoods are recommended for expats? +
- Kop van Zuid + Wilhelminapier are classic expat areas (international services, English-friendly). Kralingen for those who want more space. Katendrecht for younger expats wanting the hipper food culture. See our neighbourhood pages for full context.
- How do I handle Dutch contracts if I don't speak Dutch? +
- We translate all relevant sections (purchase agreement, mortgage offer, deed of transfer) line-by-line into English and walk through them together. You sign when you're sure. Standard part of our work — no extra cost.
- What costs are there on top of the purchase price for an expat? +
- Transfer tax (2% for owner-occupied), notary fees (€1,500-€3,500), mortgage advice (€2,000-€3,500), any structural survey (€395-€795), any NHG application (€450). Total roughly €10,000-€20,000 on a €500,000 purchase.
- Do I get a discount for being an expat? +
- No, our rate is the same whether you speak Dutch or not. We don't believe in 'expat discounts' (that's often a trick to imply the standard price is higher). Honest pricing for everyone.
Question we didn't answer here?
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