The hunt for a suitable home around the Grote Markt will cause considerable choice overload in 2026. Do you want to stay ahead of the competition and dream of an energy-efficient home? Discover how to successfully navigate the market for new-build homes in Haarlem without losing touch with reality.
At a time when energy prices are unpredictable and sustainability has become the norm, a newly built home offers huge advantages. You’re buying a house with an excellent energy rating, which makes a real difference to your monthly bills. What’s more, you’ll have virtually no maintenance to worry about for the first few years. No leaky taps, no faded paintwork and no worries about hidden defects.
At Overspaern Makelaardij, we’re happy to help you take off your rose-tinted glasses. After all, buying a new-build property is a very different process from purchasing an existing home. As an active NVM estate agent in the Haarlem and Bloemendaal regions, we know exactly where the opportunities lie, often even before projects are officially listed online. It’s no coincidence that we’ve been rated 9.6 by our clients and named MAVA Top Estate Agent for the Haarlem region in 2025. We bring calm to a hectic market and protect you from hasty financial decisions. Our estate agents acting on behalf of buyers will guide you safely through the process.
Buying a house that is yet to be built requires a healthy dose of patience and a keen eye for the figures. As you are buying off-plan, it is essential to check the floor plans and technical specifications meticulously. Where will the sockets be located? Is the bathroom fitted as standard, or will you need to factor in significant additional work to tailor the property to your taste?
Financial planning is also crucial. You will need to manage a building deposit and may face double monthly costs during the construction period. Make sure you seek expert advice on this from an independent adviser in advance. We’ll guide you through every step, review the contract documents and take the pressure off you throughout the entire process. With our down-to-earth, transparent approach, we ensure you know exactly where you stand. Our friendly ‘family’ at the office will be happy to help you get started during a no-obligation introductory meeting to assess your situation.
Demand for modern, future-proof homes in the region remains high. To ensure you don’t miss out in a lottery or registration process, our experienced estate agents are happy to share a few practical tips with you:
As a family-run business that cares, we’re here for you every day, ready to help make your search a success with a smile and boundless energy.
When buying a new-build home, you purchase it ‘freehold’ (v.o.n.). This means you do not pay any stamp duty, notary fees for the deed of transfer, or land registry fees. VAT (21%) is already included in the sale price. Please do bear in mind any costs for the mortgage deed and financial advice.
When there are more interested parties than available homes in a development, an allocation process or a lottery is often held. Developers apply specific criteria for this. It helps considerably if, when you apply, you can provide a financial statement from an independent adviser showing that the purchase is financially viable.
A standard structural survey is not required in advance, as the house has yet to be built. However, it is advisable to have a final inspection carried out by an independent expert upon completion. The expert will check that everything has been built in accordance with the technical specifications and quality standards.
By 2026, a property’s energy efficiency will be a key factor in determining your borrowing capacity. As new-build homes are extremely well insulated and gas-free, many lenders will offer you additional borrowing capacity. This can significantly boost your financial flexibility.
A buyer’s agent helps you make rational decisions and prevents you from seeing things through rose-tinted glasses. We review the complex contractual documents (such as the building contract), advise you on any additional work that may be required, and guide you through the entire process right up to the handover of the keys.
