Starting Your Own Real Estate Agency in The Netherlands
Thinking about starting your own real estate agency in the Netherlands? Great! Here’s a no-nonsense guide covering all the steps to launch your real estate agency.
Note: All amounts mentioned in this article are excluding VAT.
Step 1 – Basic Knowledge
First and foremost, it’s highly recommended to start with some knowledge and experience. Ideally, you should have at least a year of work experience. Want tips on how to find a work experience placement? Check out this handy YouTube video from us.
Furthermore, if you have little or no experience, it’s advisable to take an online practical course. This way, you won’t have to reinvent the wheel.
Step 2 – Starting a Real Estate Agency With or Without a Diploma
The question is whether you have an official real estate diploma, are in the process of obtaining one, or don’t have one at all. No diploma? No problem. You can legally start a real estate agency without a diploma. The only limitation is that you cannot join NVM or Vastgoed Nederland (formerly VBO & VastgoedPro). Being a member of a trade association is beneficial but not mandatory. You can still access property data (see this and also this explanatory video), use a CRM system, and list properties on Funda, etc. We’ll explain how all that works shortly.
If you can demonstrate that you’re enrolled in a K-RMT course or the OVGP program, you can immediately start your own Vastgoed Nederland real estate agency. However, you must complete the full ‘Makelaar Wonen’ training within three years; otherwise, you’ll have to leave the trade association.
If you want to start your own NVM office, that’s only possible if you’ve completed the full Register Makelaar Wonen training at SVMNIVO.
But….
But to be completely honest, enrolling in a K-RMT program or a course at OVGP is probably not a realistic option for you, as these programs are only offered in Dutch and require a strong command of the Dutch language to complete successfully. And that’s where we (Dutch Realtor Training) come in!
We offer the revolutionary, unique, and only English-language real estate course in the Netherlands. We’ve put everything into this course to help you become a successful real estate agent in the Netherlands.
You won’t be able to join NVM or Vastgoed Nederland with our certificate, but the good news is—you don’t need to. In our course, you’ll learn absolutely everything you need to do your job just as well as any other agent. That includes how to list properties on Funda, how to use CRM systems, work with essential documents, and understand housing data.
Step 3 – Name
When coming up with a company name, first check if it already exists by Googling it. Also, see if the domain name is still available and secure it immediately.
It’s endearing to name your real estate agency after your first and last name. Just keep in mind that if you hire freelancers or staff, not everyone will be thrilled to work under someone else’s full name.
Step 4 – Registration
Before establishing your new company with the Chamber of Commerce (KvK), consider the legal structure. If you’re starting the agency alone, keep it simple and register as a sole proprietorship. Don’t be swayed by well-meaning relatives advising you to set up a BV (private limited company) for liability or tax benefits—it’s quite cumbersome.
Starting with a BV involves complexities like payroll taxes, expensive annual accounts, costly incorporation deeds, etc. Moreover, a BV is NOT more tax-advantageous than a sole proprietorship. With a sole proprietorship, you benefit from various (starter) exemptions, and you’ll end up paying less tax overall. In short, register your sole proprietorship with the KvK. When you start making around €200K in annual profit, consult your accountant to see if it’s time to switch to a BV. First, focus on earning your initial income as a new real estate agency.
Initially, use your home address as the business address. Once you have an office space, you can easily update the address on kvk.nl. Don’t insist on registering with a business address from the start—it’s nearly impossible. Usually, signing a lease for an office requires a KvK registration.
You’ll automatically receive a letter from the tax authorities with your VAT identification number (formerly VAT number).
Step 5 – Insurance
Now it’s crucial to take out professional liability insurance. Many insurers require you to have a diploma. However, there’s an insurer that doesn’t have this requirement. You’ll learn which one in the Dutch Realtor Training course. Yes, it’s worth purchasing that course 😉
Secure professional liability insurance immediately. Expect a cost of approximately €80 per month.
Do this without fail! Mistakes in our profession can be extremely costly, and without professional liability insurance, it could lead to personal bankruptcy!
Step 6 – Accounting Firm
Hire an accounting firm to handle your quarterly VAT returns and annual financial statements. Anticipate an annual cost of around €1,400.
Please, don’t try to manage this yourself. Your job is to earn money through real estate, not bookkeeping! Others are much better at this!
Step 7 – Photo
People want to see a face behind a real estate agent. Ensure you have some nice, casual photos of yourself. Dress professionally as a realtor, preferably with an appealing background—like on your bike in the city, by the canal, in the city center, etc.
You don’t even need to hire a professional photographer. All you need is an iPhone, good weather, and a friend who can take 100 photos of you while walking or cycling through the city. Then, select the best photos to use on your new website, social media, etc.
Step 8 – Register a Phone Number
Register a landline number, preferably with an area code from your operating region. For example, if you’re in Amsterdam, register a 020-number. You can do this effectively with a ‘VOIP provider.’ We personally use Voys.nl. The advantage is that it’s very affordable, and you can easily set up things like call forwarding online.
Step 9 – Branding
Have a brand identity and logo designed. Tip: you can have this done quickly and affordably on Fiverr.com.
Step 10 – Business Cards
Have business cards designed. This can also be done cost-effectively on Fiverr.com. For printing these business cards, I recommend drukwerkdeal.nl. It’s incredibly inexpensive there.
Step 11 – Website
Create a website. Ensure it includes your photo(s) from step 7, your services, and your contact details. Struggling to come up with content? Visit chatgpt.com and ask ChatGPT something like: “I’m starting my own real estate agency called Pieterse Makelaardij. Can you write a complete website for me?” ChatGPT will then generate a unique website for you. All you need to do is save the text in Word or similar and tailor it to your preferences. The significant advantage is that you now have an excellent content guideline.
Another good tip is to have the website built and managed by the company providing the CRM system you choose in step 12. The companies we recommend are Realworks or Kolibri. They can seriously assist you in building a good website. Expect construction costs of around €2,000 and approximately €100 per month for management/maintenance. A major advantage is that your website will be directly linked to your CRM system, and the properties you offer or have offered will be visible on your website.
Step 12 – CRM
To perform your duties as a realtor, you need a CRM system. The most well-known CRM systems are Realworks and Kolibri. Which one is better? Both are excellent. Generally, we find Realworks more practical if you’re starting your own NVM office, as Realworks is also part of NVM. Furthermore, Realworks is more suitable if you aspire to run a large real estate agency. The reason is that in Realworks, you can fully customize processes (like the entire sales process) through so-called ‘workflows.’ This is very convenient when working with many colleagues, as the CRM system effectively guides the realtor through the sales, purchase, or rental process step by step.
Kolibri is software owned by Vastgoed Nederland. Kolibri is user-friendly, quite straightforward, and one Kolibri user account is included in a Vastgoed Nederland membership. If you open a Vastgoed Nederland office, you get Kolibri for free.
You can request a demo or free training from both packages to help make your choice.
To clarify, here’s what you can do with your CRM package:
- List properties on Funda
- List properties on other real estate websites (like Pararius)
- Calendar
- Create purchase agreements
- Create client contracts (OTDs)
- Automatically generate many other documents
- Use email templates
- Access property data (with NVM + Realworks)
- Mobile app
- Manage your Funda ads
- …and much more
Step 13 – Tiara
To be able to list properties on Funda, you need a Tiara connection. This costs around €20 per month. You can request this through the CRM package you choose.
That’s It
These are essentially all the steps needed to launch your real estate agency. How to get clients, market smartly, and perform your duties as a realtor—all of that is covered in this online practical course (in Dutch or English).
Good luck and enjoy being an entrepreneur!
