Buying a house without an agent: what you arrange and what we take over

What you arrange yourself when buying without an agent

You may search on Funda yourself, schedule viewings yourself and make an offer yourself. Nobody stops you. But you then take on every step and every risk yourself.

Buying a house without an agent means, to begin with, that you estimate the value of a property yourself. You look at comparable sales in the area, but often miss the details that really determine the price: the state of the roof, the foundations, or an asking price deliberately set low to provoke a bidding war. A misjudgement of a few per cent quickly adds up to a multiple of the cost of support.

You also conduct the negotiation yourself, directly with the selling agent. That agent works for the seller and has an interest in the price ending up as high as possible. You face, alone, someone who does this every day.

• Finding the property and scheduling viewings
• Estimating the value of the home and deciding on your offer
• Negotiating with the selling agent
• Checking the purchase agreement
• Wording the conditions precedent: the clauses that let you still cancel free of charge, for example if your mortgage falls through
• Scheduling the building survey and making the arrangements with the notary

Where it often goes wrong in practice

The administrative side looks manageable, but it is full of details that only stand out afterwards. One badly worded condition precedent can cost you the deposit, or the home itself. A cancellation period that is too short means you have to decide before your mortgage application is settled.

Then there is the viewing. Someone who likes a home looks at it differently from someone who knows where deferred maintenance hides. Damp in a crawl space, a roof due for replacement or an outdated fuse box are things you either see now or pay for later.

Many buyers start out thinking they will save costs and notice during the process that they want someone beside them who knows the risks.

What your dedicated agent takes off your hands

If you choose support, one dedicated NVM agent takes over most of the process. The same person, from the first call to the handover of the keys.

We come to viewings and assess the property critically. Before you make an offer we produce a realistic valuation, so you know whether the asking price is right and what a sensible offer is in this market. We then conduct the negotiation with the selling agent on your behalf.

After an accepted offer we check the purchase agreement, watch the conditions precedent and the deadlines, and guide you towards the building survey. We are there at the final inspection and at the transfer at the notary too. You remain the one who decides; we make sure you decide well informed.

• Coming to viewings and assessing the property critically
• Valuation and bidding strategy before you bid
• Conducting the negotiation with the selling agent
• Checking the purchase agreement and watching the deadlines
• Support with the building survey
• Final inspection and handover of the keys at the notary

What it costs and what is not included

We work with one fixed fee of €2,499 for the entire purchase. No commission that moves with the purchase price, so no agent who earns more as you pay more for the home. Commission is a percentage of the price; in buying support that model does not exist with us.

The fee applies on a no cure no pay basis: if you end up not buying a home, you pay nothing. The amount is settled through the notarial deed, at the moment the home becomes yours.

All-in refers to the agent's fee, not to the total buyer's costs. Apart from the fee, you pay these yourself:

• Transfer tax
• Notary fees
• A valuation report
• A building survey
• Mortgage advice

Buying alone or with support: how do you choose?

Buying alone can be sensible if you know the market well, have time to view properties and feel comfortable negotiating. If you have doubts about the value of a home, have lost a bid before or want to be sure the conditions are right, support weighs heavier.

Not sure yet? Request a proposal without obligation. We will then call you. You are not committed to anything.