There is no safe standard percentage for bidding above the asking price. In the MVA/NVM Amsterdam figures for the second quarter of 2026, sale prices averaged 7.1% above the final asking price and 78% of homes sold above asking. That market average is not advice for an individual property. First assess its current market value, then consider its condition, VvE, leasehold, foundations, competition and your financial limit.
Why an average can be misleading
The MVA/NVM Q2 2026 report for Amsterdam (PDF, in Dutch) records 2,950 transactions through NVM agents, 3,291 homes available at quarter-end and a selling time of 32 days. Supply was higher than a year earlier, although the market remained tight.
The overbidding figure compares the sale price with the final asking price. An asking price is a sales tool, not automatically market value. A home may be priced low to attract viewings and offers. An offer 10% above that asking price could still be in line with market value; for an ambitiously priced home, an offer below asking may be appropriate.
Offering above asking is different from overpaying
You can offer above the asking price without paying above market value. Equally, you could buy below asking and still pay too much. The difference lies in the property’s realistic value at the time of the offer.
We consider recent comparable transactions, living area, position in the street, outdoor space, floor level, light, energy label, finishes, maintenance, leasehold and VvE quality. Property type matters too: a ready-to-move-into apartment with two good bedrooms may attract more competition than a larger home with an awkward layout.
Set a considered maximum offer
- Work out your total budget. Include applicable transfer tax, notary fees, valuation, financing, leasehold and urgent maintenance, not just the purchase price.
- Support the value with actual sales. Recent comparable completed transactions are more useful than advertised asking prices.
- Read the documents before bidding. Low VvE reserves, foundation questions or major maintenance may affect your limit.
- Set an absolute ceiling in advance. Do not raise it during a deadline sale just because you have become emotionally attached.
- Choose conditions deliberately. A higher price is not always more attractive than a slightly lower offer with a suitable completion date and carefully chosen conditions.
What can create more competition?
A sought-after location, good outdoor space, two or more full bedrooms, plenty of light and good finishes can attract buyers. Freehold land or favourable leasehold arrangements may also appeal.
Factors that can reduce competition include an inactive VvE, foundation uncertainty, an expiring leasehold period, high service charges, overdue maintenance or a layout needing expensive work. A generic overbidding percentage says little about these properties.
Must you waive the financing condition to compete?
Not automatically. An offer without a financing condition may appeal to a seller, but increases the buyer’s exposure. Have your financial position assessed and agree with your advisers which conditions are appropriate. A strong offer must be feasible as well as competitive.
If the valuation is lower than the purchase price, you may need your own funds to cover the gap. The lender considers the appraised market value and your financial circumstances, rather than simply accepting the agreed price as the lending basis. Discuss this risk before making a substantial offer.
Use figures as context
The Q2 2026 average of 7.1% is historical market context, not a calculation rule. The right offer could be below, at or well above asking. Assess the value and risks first, then choose a limit that fits your finances.
Frequently asked questions
How much was paid above asking in Amsterdam in Q2 2026?
In the cited MVA/NVM data, the average difference was 7.1% above the final asking price; 78% of homes sold above asking.
Is 7.1% above asking always a good offer?
No. The asking price may be deliberately low or high. Assess the particular home’s market value.
Can I still buy below asking in Amsterdam?
Yes. This may be possible with a home that has been listed longer, is ambitiously priced or has technical, legal or VvE uncertainties. It is not guaranteed.
How do I know how many other bidders there are?
The selling agent may give an indication but may not share every detail. The sale method, viewings and appeal of the property can provide clues.
Make an offer with a clearer basis
We assess the property, substantiate its market value and develop a bidding strategy with you. Read our guide to contractual conditions or discuss buying in Amsterdam.
Reviewed on 25 September 2026. Market source: MVA/NVM Amsterdam Q2 2026, linked above. Figures describe that reporting period and dataset, not every current listing. Financing background: Notaris.nl buying guide (PDF, in Dutch).