Run the address.
Know what to bid.
The seller has a makelaar—and Dutch brokerage rules bar that makelaar from also working for you. HouseQ’s specialist agents work for you alone—investigating the property, the street and the live market, then connecting the evidence into a value range, a bid ceiling and a strategy you can audit line by line.
- homes of choice per buyer
- 2.5homes of choice per buyer
- average time to sell
- 28 daysaverage time to sell
Read against the comparables rather than against the listing, the asking price sits €15,000 above the highest bid this evidence defends. The buyer’s question is not how far over asking to go—it is whether to go there at all.
Momentum no longer prices a home. Evidence does.
Growth is cooling while scarcity holds—the hardest kind of market to read from a listing. Every figure below is named to its source, dated, and refreshes when that source publishes.
homes to choose from per buyer
A balanced market offers 5 to 10. At 2.5 the shortlist is short enough that walking away feels like losing, which is precisely when buyers overpay.
Makes a ceiling you set before the viewing the only real protection
NVM krapte-indicator · Q2 2026
average time to sell
Most homes still find a buyer inside a month, record supply or not. Decisions happen at pace, not at leisure.
A low anchor tends to cost you the property rather than the price
NVM · Q2 2026
homes listed in one quarter
The most new listings since 1995. Scarcity has not ended, but for the first time in years there is usually a next viewing.
Supports a disciplined opening offer instead of leading with your ceiling
NVM · Q2 2026
homes short nationwide
4.6% of the housing stock, still 3.6% short in 2031. The structural shortage outlasts any single quarter of supply.
Rules out waiting for a national correction as a strategy
ABF Primos 2026
of purchases are first-time buyers
Peaked near 47% in Q4 2024 and has held in that band since. A single modal-income starter could finance just 3% of listed supply (NVM, mid-2023).
Your competition is mostly other buyers at the edge of their budget
Kadaster
Your street is not the national average.
Provincial price growth spans 5.5pp this quarter. A national figure describes almost no individual market—which is why HouseQ answers at the address, not at the country.
See what the seller’s page cannot tell you.
An asking price is not a buying strategy. HouseQ investigates the evidence around the home and turns it into the decision you actually have to make.
Selected facts and sales language—useful for discovery, not enough for a high-stakes offer.
What similar buyers actually paid
Comparable transactions weighted by similarity, distance and recency
What could cost you later
Energy, foundation, flood and maintenance indicators
How competition is moving
Local supply, demand and recent price behaviour
How far you can responsibly go
A defensible ceiling and a walk-away point
Collect the facts. Connect the meaning. Decide with confidence.
Each specialist owns a different part of the decision. HouseQ then reconciles and challenges their findings before anything reaches you.
Collect
Official registers, transactions, listings, documents, maps, energy data, risk layers and market signals.
Connect
HouseQ maps how each piece of evidence relates to the property, the local market and your constraints.
Decide
A value range, a maximum responsible bid, strategies, key risks, and the conditions that would change the answer.
Property & documents
Reviews the listing, available documents, public records, floor-plan details and inconsistencies between them.
Comparable sales
Matches recent transactions by similarity, location, recency, size and property characteristics.
Location
Connects accessibility, amenities, noise, neighbourhood context and local development to value.
Energy & risk
Examines energy upside, solar potential, construction context, flood and subsidence indicators.
Market signals
Monitors supply, demand, sales velocity and repricing—only where they bear on this property.
Strategy & validation
Challenges the first conclusion, reconciles conflicting evidence and sets a buyer-specific ceiling.
Do not trust the number until you understand the reasons.
HouseQ keeps the reasoning chain visible—including the evidence that conflicts, and what would change the conclusion.
Explore the sample evidence →Start with the decision. Inspect every reason behind it.
The first view answers whether and how to bid. From there: comparables, value, location, energy, risk, market signals, and the evidence behind each conclusion.
A structural inspection, verified renovation scope or stronger comparable transaction could materially move the ceiling.
We work for buyers. Only buyers.
Dutch brokerage law and the industry’s own codes bar one makelaar from serving both sides of a sale. In practice that means the seller’s side is always represented, and yours is optional.
The bid log opens at the last column. You decide at the third. HouseQ exists to close that distance—evidence in your hands while it can still change the number you write down.
Engaged before the listing is published, and represented at every step after it.
You can hire one—many buyers do. It is your choice to arrange and your cost to carry.
The biedlogboek shows what everyone else offered—but only once you can no longer act on it.
Evidence assembled for the only stretch where it can still change the number you write down.
NVM Protocol Transparant Bieden, mandatory since 1 Feb 2026
What we do, and what we will never claim.
The second column is the one worth reading. A tool that cannot say where it stops is a tool that will eventually overstate.
Works one side of the table
No listings, no seller fees, no commission on what you buy. Nothing about our position improves if you bid higher.
Names its sources
Property, transaction, energy, location and risk evidence drawn from the official Dutch registers, each conclusion traceable to the facts under it.
Argues with itself first
Specialist findings are reconciled and challenged before a recommendation reaches you, including the evidence that points the other way.
Leaves the uncertainty in
Ranges stay ranges, missing evidence is named as missing, and the conditions that would change the answer are stated with it.
Not a mortgage valuation
HouseQ is not an NWWI-validated taxatie and does not claim mortgage validity. Lenders require a validated report or an approved hybride taxatie; this is a decision valuation for orientation, due diligence and negotiation.
Not your aankoopmakelaar
You can engage one, and this does not replace them. It gives you the evidence a viewing does not, before the moment you have to name a number.
Not the seller’s tool
The seller appears here as your counterparty, and their side of the sale is already represented. We do not build for it.
Not a guarantee
A defensible ceiling is not a winning bid. It is the number above which the evidence no longer backs you, which is a different and more useful thing.
Run the address while the answer still matters.
What the data supports, how far you can responsibly go, and the conditions that would change the answer—delivered before you commit, not after.