The Funda Bible: everything you want to know, and everything Funda would rather not show you

Funda feels like the website for house hunters in the Netherlands. But it is first and foremost a platform for estate agents: the agents' association NVM owns 71% of the shares, only affiliated agents may list homes, and agents pay the bills. As a buyer you notice this mostly through what you do not get to see. Our own measurements show that nearly half of all price cuts are actively hidden, because a home briefly disappears from Funda and returns as "new" with a lower asking price.

This is the most complete guide to Funda available: what it is, who owns it, how it works, what it costs, which jargon you need to know, plus fresh statistics about the Dutch housing market and, above all, what Funda does not tell you.

What is Funda? Origins, ownership and numbers

Funda launched in February 2001 as a joint initiative of the NVM (the Dutch association of estate agents) and publisher Wegener Media. In 2013 the NVM bought out Wegener's stake. The association has been the dominant shareholder ever since, although the ownership structure recently became a lot more international.

Who owns Funda? Since February 2024 the shareholder structure looks like this: NVM Holding B.V. owns 71%, the American investor General Atlantic 24%, and Stichting Administratiekantoor funda (STAK) the remaining 5%. That deal valued Funda at €330 million. It was not the first attempt: back in 2017 General Atlantic already offered €240 million for a 20-40% stake, which the NVM rejected at the time (Emerce, confirmed by Funda's own press release).

Funda is a very healthy business financially: 2024 revenue came in at €58.5 million (+22.2% on 2023), and in the first half of 2025 revenue grew another 27.4% to €34.5 million, with operating profit up 52.7% year on year (source: Funda's own half-year report).

Only agents affiliated with NVM, VBO Makelaar or VastgoedPRO may list homes on Funda. As a private individual you can never list your own home, even if you want to sell without an agent. That rule has existed since the founding and has only been loosened between agent associations: initially only NVM agents got equal visibility, later (from 2007-2008) VBO and VastgoedPRO agents gained access too.

In short: Funda is 25 years old, largely owned by the agents' own association plus an American investment firm, hugely profitable, and structurally closed to anyone who is not a licensed agent.

How does Funda work for buyers?

Searching on Funda is free. The main features:

• Filters: price, location, property type, number of bedrooms (note: not the same as total rooms), construction year, energy label and floor area.
• Travel-time filter: search by maximum travel time to an address (work, school) instead of by radius.
• Keyword search: search within listing descriptions for words like "basement" or "ground floor". Useful for features without their own filter.
• Sold filter: browse sold homes to get a feel for actual sale prices versus asking prices in a neighbourhood.
• Saved searches: with a free account you can save searches and get email or push alerts.
• Waardecheck: a free, algorithmic estimate of a home's value. Funda itself is clear that this remains an estimate: the fewer comparable sales nearby, the less reliable the outcome, and the tool is not suitable for a mortgage application.

Practical search tip: agents list new homes mostly on Friday, aiming for weekend viewings (the measurement is further down this article). Checking several times a day, or having alerts on, gives you an edge over whoever checks once a day.

How does Funda work for sellers and agents?

As described above: private individuals cannot list. You always need an affiliated agent, although with an "internet agent" you can do the viewings yourself and cut costs.

What does a Funda listing cost? Surprisingly hard to answer precisely: sources quote anything from €50 to several hundred euros for a basic listing, plus optional add-ons such as Toppositie, Blikvanger or Woning in Beeld adding another €100 to a few hundred euros. That is because agents negotiate with Funda themselves and the costs are usually hidden inside a full-service package.

What is hard fact: in June 2026 Funda overhauled its entire pricing model for agents. The old flat fee (€110 for NVM agents, €215 for non-NVM agents) was replaced by tiered packages: Bronze at €231 and Gold at €536 (excl. VAT), plus a new AI tool that virtually "stages" homes (NOS). The price hike is highly controversial: in July 2026, 19 of the 27 regional NVM agent associations sent a joint letter calling the new rates "disproportionate", partly because Funda wants to bill part of the costs directly to sellers, which agents see as a conflict of interest (NOS, PropertyNL).

Funda in Business is the separate platform for commercial real estate (offices, retail, industrial, land), independent from the residential arm, with its own rates and user numbers.

Funda jargon decoded

Funda's status labels are one of the biggest sources of confusion for house hunters. So much so that Funda itself maintains several explainer pages about them.

What does "onder bod" (under offer) mean?

The seller is in talks with one specific candidate, usually after a verbal agreement on price. This is not yet legally binding and typically lasts 2 to 5 working days.

What does "verkocht onder voorbehoud" (sold subject to conditions) mean?

The purchase agreement has been signed, but dissolving conditions still apply, usually financing or a structural survey. This stage takes about six weeks on average.

What is the difference between onder bod, onder optie and verkocht onder voorbehoud?

Onder bod = verbal agreement, nothing signed. Onder optie = a temporary right of first refusal. Verkocht onder voorbehoud = signed, but with dissolving conditions. From soft to hard the order is: onder bod, onder optie, verkocht onder voorbehoud.

Is "in onderhandeling" (in negotiation) an official status?

No. It is not an official Funda status: legally a negotiation only starts once a counter-offer has been made, not when a first bid comes in. Buyers and agents still use the term loosely.

What does "aanvaarding in overleg" mean?

It means the transfer date (when you get the keys) is negotiable, but the exact interpretation varies a lot per seller and situation, which makes it one of the vaguest terms on the site.

What is the bidding log (biedlogboek)?

Since 1 January 2023, NVM and Vastgoed Nederland agents must log every bid on a home in real time in a public bidding log. The bids themselves are visible, but anonymous: you never see who placed which bid.

What do k.k. and v.o.n. mean?

K.k. (kosten koper) means you as the buyer pay the transfer costs (notary, transfer tax, count on roughly 7.5% extra). V.o.n. (vrij op naam) means those costs are already included in the asking price, mostly seen with new construction.

Why do some listings say "price on request"?

Remarkably, this is something Funda itself warns against: Funda's own numbers show that listings with a visible asking price get 245% more contact requests per day, and a hidden asking price sits in the top 10 of consumer complaints on the platform. As a buyer you may safely read a hidden price as a red flag rather than discretion.

The Dutch housing market in numbers (August 2026)

Huisverklikker measures the full supply on Funda every single day. That produces figures you will not find anywhere else in this form: not as a quarterly report after the fact, but as a same-day snapshot of the market. Important: by "supply" we mean only homes you can still actually buy. Listings that are already under offer or sold subject to conditions do not count. All figures are as of 7 August 2026 unless stated otherwise.

How many homes are for sale on Funda?

On 7 August 2026 there were 50,783 homes actually for sale on Funda. (Funda itself shows you over 37,000 additional listings that are already under offer or sold subject to conditions; we do not count those as supply.) Available supply is shrinking fast this summer: at the end of June over 60,000 homes were for sale, almost 15% more than now. For buyers that means noticeably less choice, although the summer months traditionally also bring less competition per home.

What is the average asking price in the Netherlands?

The median asking price of available supply is €524,000 (we report the median rather than the mean, because a handful of multi-million euro villas distorts the mean). For a house the median is €595,000, for an apartment €445,000. Per square metre an apartment actually costs more (median €5,600/m²) than a house (€4,254/m²).

Regional differences are large. Noord-Holland is by far the most expensive at €6,208 per square metre; in Limburg and Groningen a square metre costs almost half that:

Province	For sale	Median asking price	Median per m²
Zuid-Holland	11,003	€525,000	€5,063
Noord-Holland	10,527	€575,000	€6,208
Noord-Brabant	6,859	€525,000	€4,521
Gelderland	4,630	€569,000	€4,527
Limburg	3,399	€420,000	€3,554
Utrecht	3,019	€595,000	€5,741
Overijssel	2,658	€495,000	€4,047
Zeeland	2,439	€445,000	€3,949
Friesland	1,828	€449,000	€3,616
Flevoland	1,389	€479,000	€4,639
Groningen	1,121	€399,500	€3,496
Drenthe	1,106	€499,500	€3,727

Available houses and apartments with a known asking price and floor area (49,978 of the 50,783 homes).

Searching under €250,000 means fishing in a pond of barely 1,700 available homes in the entire country: just over 3% of supply. The market's centre of gravity sits between €400,000 and €600,000. Of available supply, 55.7% is a house (28,284), 42.8% an apartment (21,727) and 1.5% other, such as parking spots and land (772).

Which energy labels does the current supply have?

Almost half of available supply (47.6%) has energy label A or better, largely thanks to new construction. At the other end of the spectrum: nearly 10% of homes carries label E, F or G, which under the stricter mortgage rules directly affects your monthly costs and renovation budget.

How fast do homes go under offer?

Of the homes that went under offer in the past 30 days, the median was 21 days after listing. The step to sold subject to conditions follows at a median of 34 days; a quarter of homes reaches that status within 25 days, while another quarter takes 56 days or longer. For comparison: what is currently listed as "available" on Funda has been listed for a median of 64 days already. A large share of available supply is stock the market has already passed over once, and that is exactly where the negotiating room is.

On which day do new homes appear on Funda?

A persistent agent habit, now confirmed with our own numbers: Friday is by far the day most new supply appears. Nearly a quarter of all new listings (24.4%) goes online on a Friday, aimed at weekend viewings. During the weekend itself almost nothing happens.

Method: Huisverklikker has measured Funda's supply daily since 3 June 2026 and records every price and status change per home. All supply figures cover available homes only, excluding listings already under offer or sold subject to conditions. Asking prices and per-m² prices are medians over houses and apartments; selling speed is based on over 17,000 status changes in the past 30 days. These figures are refreshed periodically.

Funda's blind spots: what you do not see

This is where most Funda guides stop, and where it actually gets interesting for a critical house hunter.

Price cuts: our current measurement

Over the past 30 days we recorded these price cuts in active supply:

Price increases happen too, but almost four times less often (630 homes). And looking at what is for sale right now: at least 1 in 10 available homes (9.6%) has already had a price cut since early June. The listing itself shows none of it; the price simply reads as the new asking price. Because our measurement only started in June, the true share is even higher. You can find every current cut in our price-drops overview.

Price cuts are no incident: NOS saw the pattern in 2022

Research by Dutch public broadcaster NOS showed that in 2022 as much as 20% of all Funda listings received a price cut, versus roughly 7% in 2019: almost a tripling. The average cut was around €25,000, and some homes were repriced up to twenty times. In cities like The Hague and Rotterdam about one in three homes was affected, in Maastricht about one in eight (NOS, January 2023).

The problem: Funda does not show that history on the listing. You see the current asking price, full stop. Whether a home once entered the market €40,000 more expensive stays invisible to the average visitor.

The "reset" trick: relisting as "new"

On the consumer forum of Radar (AVROTROS), users have complained for years about the same pattern: an agent takes a home that has been for sale for months offline for 24 to 48 hours, then relists it with the label "new", often combined with a price cut that draws less attention this way. One forum user bluntly calls it "simply lying". A buying agent confirms the pattern on their own blog and warns that it weakens buyers' negotiating position while keeping the agent's commission (usually a percentage of the asking price) intact (Radar forum; Libero Aankoop).

How often does this really happen? Our own measurement gives a hard, current answer for the first time: of the 2,468 price cuts we recorded in the past 30 days, 47% (1,170 cuts) ran via exactly this route: home disappears from Funda, returns shortly after as "new", with a lower asking price. Nearly half of all price cuts is thus actively hidden from view.

Competitor Huispedia saw the pattern earlier too: in the fourth quarter of 2024, 1 in 7 apartments was relisted at a lower price, with an average cut of €37,000. In Amsterdam and Maastricht it was as high as 1 in 5.

Homes stay visible for months after selling

On the FOK! forum a user describes how the home he bought was still listed as "sold" on Funda eight to nine months after the sale: a small but telling illustration of how little visibility an outsider has into a home's true timeline.

Why this matters

Each of these patterns (hidden price history, reset "new" labels, unclear time-on-market) works in favour of the selling side and against the buyer trying to determine a fair bid. This is exactly the information Huisverklikker makes visible: price history, price cuts, true time on market, and homes that were withdrawn and quietly relisted. See today's price drops.

Funda vs the rest: an honest comparison

Important context first: most Dutch housing sites largely resell the same underlying supply, because they are fed through the same agent software. The differences are mostly about who may list, what it costs, and which extra data or features a platform adds, not about fundamentally different housing stock.

Platform	Focus	Who may list	Strength	Weakness
Funda	Buy + rent, broad	Only NVM/VBO/VastgoedPRO	Biggest reach and supply	No price history visible; rising agent costs
Pararius	Mostly rentals	Any agent, free	Strong in rentals, fully multilingual, popular with expats	Much smaller sales supply
Huispedia	Buy, data and valuations	-	Does show price history and "coming soon"	Full history behind a paywall
Huislijn	Buy + rent	Open	Good complement to Funda	Smaller and less known
Jaap.nl	-	-	-	Shut down on 31 January 2024 (Mediahuis/Zimmo, unprofitable). Many older comparisons are outdated

The lesson: none of the platforms we examined combines Funda's scale with transparency about price history. That is exactly the niche Huisverklikker exists for.

Complaints and criticism: what annoys users and agents

An honest picture of Funda is not complete without the less shiny side.

• User reviews are strikingly negative. On Trustpilot funda.nl scores around 1.6-1.9 out of 5 stars, with about 70% one-star reviews. Many complaints target the rental experience specifically ("I never get a response"). The iOS app scores high by contrast (4.6/5 across 133,000 reviews), though users keep asking for a true "available only" filter that fully excludes sold homes. That complaint is fair: over 4 in 10 listings Funda shows are already under offer or sold subject to conditions.
• Internal turmoil. In 2022, 28 employees (20% of staff) left within six months, double the normal churn, after the CEO's departure and rising tensions between the NVM and the FundaBelang certificate-holders association.
• Enterprise Chamber investigation. Those same tensions led in early 2022 to a court-ordered (Ondernemingskamer) investigation into Funda's policy and governance from September 2016 onwards, following a petition by FundaBelang and certificate holders worried about the NVM's veto power.
• Competition-authority probe closed without sanctions. Also in 2022, regulator ACM examined whether Funda's conditions for non-NVM agents restricted competition. The ACM found no convincing evidence of harm and closed the case, while noting it would keep watching the market given Funda's "essential" role (ACM).
• 2019 data breach. Phishing attacks on three agents' accounts leaked contact details of roughly 300 house hunters; fraudsters then posed as landlords.
• The 2026 pricing revolt. As described earlier: 19 of the 27 regional NVM agent associations call the new Funda rates "disproportionate."

Practical tips for buyers and sellers

For buyers:

• Always set a price alert: popular homes are gone within days.
• Check especially on Fridays: our measurements show nearly a quarter of all new supply goes online that day.
• Use the sold filter to see what comparable homes actually fetched, not just what they asked.
• Distrust "price on request": it correlates with fewer responses and sits in Funda's own top-10 complaints.
• Consider searching slightly above your budget: negotiating room on homes that have been listed a long time is often bigger than the asking price suggests.
• Always check price history and earlier listings outside Funda, for instance via our price-drops overview.

For sellers:

• Avoid "price on request" unless you have a very specific reason: it demonstrably costs you responses.
• Compare packages between agents: price differences for the same kind of Funda listing are large.
• Factor the new, higher 2026 Funda rates into your commission negotiation with your agent.
• Invest in good photos and a complete description: this demonstrably moves response more than small price tweaks.

Frequently asked questions

Is Funda free?

For buyers and renters who search: yes, completely free. For sellers and agents: no, they pay for listing and any extra visibility.

Can I list my home on Funda without an agent?

No. Only agents affiliated with NVM, VBO Makelaar or VastgoedPRO may create listings. You can hire a budget "internet agent" and do the viewings yourself to cut costs.

Who owns Funda?

Since February 2024: NVM Holding (71%), General Atlantic (24%) and Stichting Administratiekantoor funda (5%).

How many homes are on Funda?

On 7 August 2026 there were 50,783 homes actually for sale. Funda additionally shows over 37,000 listings that are already under offer or sold subject to conditions. Supply changes daily; we measure it every day.

What is the average asking price in the Netherlands?

The median asking price of available supply on Funda is €524,000 (as of August 2026): €595,000 for a house and €445,000 for an apartment. Per square metre the median is €4,775, with Noord-Holland as the clear outlier (€6,208/m²).

How fast do homes on Funda sell?

Of the homes that recently went under offer, the median was 21 days after listing; sold subject to conditions follows at a median of 34 days (measured over the past 30 days, 17,000+ status changes).

What is the difference between Funda and Pararius?

Pararius focuses on the rental market, is open to any agent (no NVM membership required) and is fully multilingual, which makes it popular with expats. Funda has broader supply (sale and rent) but is limited to NVM/VBO/VastgoedPRO agents.

Does Funda show a home's price history?

No. Funda only shows the current asking price. Earlier prices, the number of reprices, and whether a home was ever withdrawn and relisted are not visible on Funda itself. That is what Huisverklikker is for.

Why is a sold home sometimes still on Funda months later?

We found no official explanation from Funda. Users report it as a recurring frustration, possibly tied to how quickly individual agents update their records.

How many homes are for sale in my city?

See current supply, price trends and price cuts per city on our house prices pages.

Funda is (and will remain for now) the starting point of virtually every Dutch home search. But a starting point is not the same as the full story. For price history, price cuts and homes that were quietly withdrawn and relisted, there is Huisverklikker.