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Purchase offer template for the Netherlands

Written offer to buy a homeSchriftelijk bod op een woning

A written offer to the seller or the seller's estate agent (makelaar). It states the price, the conditions (voorbehouden) the buyer wants in the purchase agreement, the preferred transfer date and how long the offer stands. It does not bind a private buyer: only a signed written purchase agreement does.

Use it when you bid on an existing home and want your price and conditions on record, for example when the agent asks for a written bid, when you bid by email, or when you do not speak Dutch and want to avoid misunderstandings. Many agents use their own online bidding tool; copy the same conditions into it. Do not use it for a sale by tender (inschrijving) with the agent's own form, for a new-build home sold by a developer, or for a notarial auction.

Reviewed October 28, 2026. Not legal advice. Have a notary or lawyer check your case before you sign.

Key facts

Applies to
European Netherlands. Bonaire, Sint Eustatius and Saba have their own civil code and are not covered.
When the sale binds a private buyer
Only when both parties sign a written purchase agreement. An accepted offer alone does not bind (BW 7:2 lid 1).
Cooling-off period after signing
3 days from the day after the buyer gets the signed agreement, at least 2 working days (BW 7:2 lid 2; Algemene termijnenwet, art. 1 and 2).
Usual deposit
10% of the price, paid to the notary or covered by a bank guarantee after the purchase agreement is signed.
Transfer tax (overdrachtsbelasting)
2% for the buyer's main residence, 8% for other homes, 10.4% for other real estate (Wet op belastingen van rechtsverkeer, art. 14).
Starter exemption
No transfer tax for an adult buyer under 35, once, for a main residence worth at most €555,000 in 2026 (art. 15 lid 1 onderdeel p).
Mortgage guarantee (NHG) limit
€470,000 in 2026.

The document

Text shown

You sign the Dutch version. The English version helps you understand it. Your answers fill both.

Written offer to buy a home

  1. 1.Bidder and addressee

    1. 1.1

      The undersigned: Buyer or buyers, residing at Buyer's current address, reachable at Buyer's phone and email, hereinafter "the buyer".

    2. 1.2

      This offer is addressed to: Seller, or selling agent.

      Name the seller, or the agent's office and contact person. When the seller uses an agent, address the agent, who passes the offer on.

  2. 2.The home

    1. 2.1

      The offer concerns the home at Address of the home, registered in the cadastre as Cadastral reference, with the land, buildings and appurtenances that belong to it, including the following movable items: Movable items included in the price.

      Cadastral reference (kadastrale aanduiding): municipality, section, parcel, plus apartment index for a flat. Items: cite the lijst van zaken.

  3. 3.Price

    1. 3.1

      The buyer offers a price of € Offered price in euros, kosten koper (Offered price in words, in Dutch euros), costs payable by the buyer. The transfer tax, the notary's fees for the transfer deed and the land registry fees are for the buyer's account.

      "Kosten koper" (k.k.) is the usual basis in the Netherlands. Budget the transfer tax and fees on top of the price.

  4. 4.Conditions (resolutive conditions)

    1. 4.1

      The offer is made subject to financing: until Last day for the financing condition at the latest, the buyer must be able to dissolve the purchase agreement if the buyer does not obtain a binding commitment from a recognised lender for a loan of at least € Mortgage amount needed, in euros to finance the home.

      Keep this unless you buy without a loan or hold a financing guarantee. The deadline is usually 4 to 8 weeks after signing.

    2. 4.2

      Optional

      The offer is made subject to a building survey: until Last day for the survey condition at the latest, the buyer must be able to dissolve the purchase agreement if a survey by an expert shows that the direct repair costs exceed € Repair cost limit in euros.

      Keep it for an older home or if you had no survey before bidding. Above the repair cost limit, the buyer may withdraw.

    3. 4.3

      Other conditions: Other conditions.

      For example the sale of your own home, a foundation survey or a permit.

    4. 4.4

      The buyer asks that these conditions be included as resolutive conditions in the purchase agreement.

  5. 5.Transfer and notary

    1. 5.1

      The buyer wishes the transfer deed to be executed on or around Preferred transfer date at the notary, before a notary to be chosen by the buyer. The home is to be delivered free of tenancy and occupation, empty and broom-clean.

      The buyer usually pays the notary and therefore chooses one. If the home is let, delete "vrij van huur en gebruik": the lease passes to the buyer (BW 7:226).

    2. 5.2

      Optional

      The buyer is prepared to provide a deposit or bank guarantee of 10% of the price in favour of the notary within the period to be agreed in the purchase agreement.

      Optional. It reassures the seller. Delete it if you want to negotiate a lower deposit.

  6. 6.Nature and validity of the offer

    1. 6.1

      This offer stands until Offer stands until (date and time) inclusive. If the buyer has not received an acceptance before that time, the offer lapses without any further notice.

    2. 6.2

      A sale is concluded only when the seller and the buyer have signed a written purchase agreement, as referred to in article 7:2 of the Civil Code. After receiving the purchase agreement signed by both parties, the buyer has a three-day cooling-off period.

  7. 7.Signature

    1. 7.1

      Drawn up and signed at Place of signature on Date of signature. Signature(s) of the buyer: Buyer or buyers.

Formalities

  1. No form is prescribed. Send the offer by email or letter to the selling agent, or to the seller if there is no agent.
  2. Keep proof of the time you sent the offer.
  3. After the seller accepts, the agent or the parties draw up the purchase agreement (koopovereenkomst). The buyer then has 3 days to withdraw.
  4. State every condition you need now. A seller rarely accepts new conditions after agreeing on the price.

Common mistakes

  • Treating an accepted offer as a done deal. Until both parties sign, the seller can still accept a higher offer, and you usually cannot claim damages.
  • Skipping the financing condition in a busy market. Without it, a refused mortgage after the cooling-off period usually costs you a penalty of 10% of the price.
  • Forgetting the condition for a building survey (bouwtechnische keuring), or setting no amount. State the repair cost above which you may withdraw.
  • Bidding without a validity date. Give a short, fixed deadline so the offer lapses on its own if the seller does not answer.
  • Offering more than the bank's valuation. The lender bases the loan on the valuation, so you may need to pay the difference from savings.
  • Paying any money to the seller or the agent with the offer. The deposit goes to the notary's third-party account after the purchase agreement is signed.

Legal basis

Sources

Describe the home you want