For the first time in half a year, overbidding in the Dutch housing market is decreasing.
If you’re an expat thinking of buying a home in The Hague, this is very good news.
New data shows a clear shift: fewer buyers are offering above asking price, more homes are being listed, and sellers are becoming more realistic. After years of intense competition, the market is showing early signs of cooling — and that creates opportunities for well-prepared buyers.
In this article, we break down what’s happening and why this moment may work in your favour.
A quick look at what’s changing
Recent Huispedia data (September 2025) highlights several key shifts:
Overbidding is decreasing
- The average overbid fell from 5.5% in August to 5.2% in September.
- The share of homes sold above asking price dropped from 73.9% to 73%.
It’s not a dramatic plunge, but after six consecutive months of increases, this reversal matters.
More homes are being listed
- Listings increased from around 41,000 at the start of summer
to 45,000+ by the end of September.
More choice means buyers no longer need to rush into bidding wars.
Buyer urgency is fading
- Viewings dropped 12.3% month-over-month.
Fewer people at viewings = fewer bidding battles.
More price reductions
- 1 in 8 homes saw a price drop — a strong sign that sellers are adjusting expectations.
Together, these indicators suggest a market that’s slowly starting to rebalance.
Why this is especially good news for expat buyers
Expats often feel at a disadvantage in competitive housing markets:
they’re new to the system, new to the culture, and typically rely on guidance from agents or mortgage advisers.
But now, the conditions are shifting in your favour:
1. Fewer bidding wars = higher chance of acceptance
Even a small reduction in overbids can make a big difference.
In popular areas like Bezuidenhout, Archipelbuurt, and Statenkwartier, this slowdown means:
- Sellers may accept more reasonable offers
- First-time buyers have a better shot
- You don’t need to compete with 20+ offers anymore
If you lost several bids earlier this year… now is the moment to try again.
2. More supply on the market = more choice
More listings mean:
- Better options
- Less pressure
- More time to think
- Stronger negotiating power
For expats, who often have limited time to house-hunt, this is a major advantage.
💡 At MiCasa, we track micro-market trends in each neighbourhood.
This helps our clients identify where competition is easing the fastest — and where good opportunities emerge first.
3. Sellers are willing to talk (again)
With price drops returning, sellers are shifting from “wait for the highest bidder” to “let’s secure a serious buyer.”
That’s you.
Expats tend to be:
- financially stable
- pre-approved
- motivated to move quickly
In cooling markets, this makes you a very attractive buyer.
Does this mean prices will fall?
Not necessarily — and that’s important to understand.
The Hague remains a strong, high-demand city with:
- stable government jobs
- international organisations
- steady influx of expats
- low new construction
So while competition is easing slightly, long-term structural demand remains strong.
This moment is not about “waiting for a crash.”
It’s about taking advantage of reduced pressure.
How to use this moment to your advantage
Here’s what you can do as an expat buyer right now:
✔ Get your mortgage numbers ready
Pre-approval = stronger offers.
Especially helpful when sellers feel the market cooling.
✔ Broaden your search slightly
Some neighbourhoods cool earlier than others.
Bezuidenhout and Valkenboskwartier, for example, often shift before Archipel or Statenkwartier.
✔ Move quickly when a good listing appears
Cooling doesn’t mean slow — it means less frantic.
The best homes still go fast.
✔ Use the cooling trend in negotiations
A well-structured offer with a realistic price and proper conditions often beats an emotional overbid.
If you want help reading these signs — this is where MiCasa supports you with neighbourhood knowledge, negotiation strategy, and data-based advice.
Conclusion: Buyers finally have a window — use it wisely
For the first time in months, overbidding is down, listings are up, and sellers are less rigid.
It’s not a full shift in power yet — but it’s a meaningful one.
For expats who have been waiting for a more stable moment to buy in The Hague, this period may be the opportunity you’ve been hoping for.
🏡 MiCasa — The Expat Buyer’s Agent in The Hague
Personal, strategic, and fully on your side.
If you’re considering buying soon, reach out for a no-strings-attached strategy call.