You’ve settled in the Netherlands as an expat and want to buy a home. Logical. Renting is expensive and you know you’ll be staying here for a number of years. But then you quickly realize that the housing market varies enormously from city to city. What applies in Amsterdam doesn’t necessarily hold true in The Hague. And what works in Eindhoven works differently in Utrecht. The Hague has its own character, its own market and its own rules of the game. You’d better know them before you start.
The Hague has a unique expat community
The Hague is not an ordinary Dutch city. It is the international city of the Netherlands, with more than 160 nationalities and dozens of international organizations, embassies and multinationals. This attracts many internationals who settle here, and this has direct consequences for the housing market.
In The Hague, demand for certain neighborhoods is structurally high. Neighborhoods such as Benoordenhout, Statenkwartier and Wassenaar are popular with international families with good incomes. This popularity drives up prices and creates fierce competition at viewings. In Amsterdam there is also a lot of international demand, but it is more concentrated in the canal belt and the South. In The Hague it’s about specific residential neighborhoods that are close to international schools.
An expat who was looking for a home in the Statenkwartier through SMASH Makelaars noticed that he had to make a decision after just one viewing. That pace surprised him, because in his previous city he had had weeks to decide. The Hague demands speed, preparation and a real estate agent who really knows the market.
The role of international schools in your search area
In most Dutch cities, schools play a role in choosing a neighborhood, but nowhere is that role as large as in The Hague. The presence of schools such as the International School of the Hague and the American School of The Hague completely determines the search area for many expat families.
In Rotterdam or Utrecht, expats also look for good schools, but there is more flexibility in the distribution across the city. In The Hague, the search area for many families is tightly defined. You want a maximum of twenty minutes travel time to your child’s school. This limits your options and increases competition in those specific areas.
If you know in advance which school your children will attend, you also know which neighborhoods are realistic. SMASH Makelaars helps you search quickly and purposefully, so you don’t waste time on homes that don’t fit geographically.
Price levels and what you get for your money
The Hague has long been cheaper than Amsterdam and Utrecht. This difference has become smaller in recent years, but there are still notable differences. For the budget you would spend on a small upper floor apartment in Amsterdam, you might find a detached house with a garden in The Hague.
But if you compare The Hague with cities like Eindhoven, Tilburg or Groningen, the price level in The Hague is considerably higher, especially in the popular expat neighborhoods. A spacious family home in Benoordenhout quickly costs more than a million euros. That’s a different ballgame than a comparable home in a mid-sized city.
In Utrecht, prices are now close to those in Amsterdam. The Hague is in between, but demand in the expat segments is pushing prices up. Want to know what your budget realistically yields in The Hague? Request a valuation and inform yourself well before you start looking.
The bidding process in The Hague works differently than you might expect
In many Dutch cities, the process is: you view, you make an offer, you wait. In The Hague’s popular neighborhoods it works differently. Homes sell quickly, sometimes within days of viewing. Bidding above the asking price is the norm in many segments, but the extent varies by neighborhood and price range.
In Amsterdam, overbidding is almost standard and sometimes extreme. In The Hague that’s also true, but less universal. There are neighborhoods and price segments where you can succeed with a realistic bid without going twenty percent above the asking price. This requires knowledge of the local market, not a general strategy you’ve learned in another city.
An expat who had previously bought in Utrecht applied the same tactics in The Hague and lost three bids. He thought he was bidding too low because he didn’t know the local dynamics. With guidance from SMASH Makelaars, he adjusted his approach and succeeded on the fourth attempt. Knowledge of the local market is not a luxury, it’s a necessity.
Leasehold, homeowners association and other points of attention in The Hague
The Hague has, like Amsterdam, neighborhoods where leasehold occurs. With leasehold you rent the land from the municipality or another owner and pay an annual fee for it. This has implications for financing and for the value of the home in the long term.
In other cities such as Eindhoven or Breda, leasehold is much less common. As an expat, you may encounter this concept for the first time in The Hague. It is crucial to understand what you are buying and what the conditions are. A purchase agent who knows the local market will identify this immediately and explain it clearly.
The homeowners association also plays a major role in The Hague, where there are many apartments and residential courtyards with shared ownership. A healthy homeowners association with a good reserve fund is a must. SMASH Makelaars always checks this as part of guidance when making a purchase.
What makes The Hague attractive compared to other cities
Besides all points of attention, The Hague also has real advantages over other cities. Accessibility is excellent. You’re at Schiphol in twenty minutes and at the beach of Kijkduin or Scheveningen in a quarter hour. This combines the advantages of a large city with the quality of life that you find difficult to achieve in Amsterdam or Utrecht.
The city offers a wide range of culture, international restaurants and green parks. And unlike Amsterdam, the city is easy to navigate by bike. Expats who previously lived in Amsterdam and moved to The Hague mention peace and space as one of the greatest advantages.
For families with children, the presence of those international schools is also a major factor. The international community is large and close-knit, making it easier for new expats to quickly build a network.
Frequently asked questions about buying a home as an expat in The Hague compared to buying in other Dutch cities
Is The Hague a better choice than Amsterdam for expats with a family?
That depends on your situation. The Hague offers more space for comparable or lower budget, good international schools and an active expat community. Amsterdam has more job opportunities in some sectors and a larger urban offering. For families seeking peace, space and school proximity, The Hague is often a better choice.
How long does it typically take for an expat to buy a home in The Hague?
That varies widely. In popular neighborhoods, homes sell quickly and you must decide within a week. In quieter segments you have more time. On average, we count on a search period of two to four months, depending on your requirements and budget. Good preparation and quick communication with your purchase agent speeds up the process.
Does it make sense to look outside The Hague as an expat?
Definitely. Municipalities such as Wassenaar, Leidschendam and Rijswijk are right next to The Hague and are popular with expats. Prices are sometimes slightly lower and residential quality is high. Whether this option suits you depends on your commute time to work and school. SMASH Makelaars always looks at the broader region if that offers advantages.
The Hague is a city with character and a housing market that requires its own approach. If you know that market, you’re in a stronger position. If you don’t know that market, you miss opportunities or pay too much. SMASH Makelaars guides expats daily in buying a home in The Hague and the region. Want to know what your possibilities are? Get in touch and we’ll look together at what’s feasible for you.
