No cure no pay buying agent
What is a no-cure-no-pay buying agent? Learn how this fee model works in 2026 and when it's the right choice for buying a house in the Netherlands.
What is a no cure, no pay buying agent?
With a no cure, no pay buying agent (aankoopmakelaar), you only pay the fee once your purchase is definitively concluded. If the agent never finds the right home, or the deal falls through before it's final, you owe nothing for the search itself. It's a popular model in the Netherlands because it shifts the financial risk onto the agent and gives you peace of mind while you look.
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How does a no cure, no pay buying agent work?
The process starts with a thorough intake meeting. Together you map out your wishes, must-haves and budget, so the agent knows exactly what to look for. From there the agent runs the search for you: scanning listings (including off-market homes), attending viewings, assessing each property and negotiating the price and conditions on your behalf.
Because the agent's payment depends entirely on a successful purchase, they're strongly motivated to keep going until you've actually bought the right home — not just to present options. Their success is tied directly to yours.
Financial benefits of no cure, no pay
The biggest advantage is certainty. If the search takes longer than expected, or a suitable home simply doesn't come up, you don't carry any extra cost for the work done. That makes the model especially attractive if you're house-hunting in a competitive market and want to budget carefully without gambling on the outcome.
What to look for in a no cure, no pay agent
When comparing agents, weigh up these characteristics:
- Result-oriented: The agent is focused entirely on getting you to a successful purchase, which means an active search and maximum effort on the negotiation.
- Transparent terms: A good agent is upfront about exactly when the fee is due, and whether any startup or cancellation costs apply. Get this in writing before you sign.
- Strong matchmaking: Because they only earn on success, no cure, no pay agents tend to research your needs carefully and present only homes with a realistic chance of a deal.
- Local market knowledge: Look for an agent who knows your target area well — that's where the real negotiating edge comes from.
It helps to know roughly what a buying agent costs before you compare offers. See our overview of buying agent costs in 2026 for the full picture, and the tasks a buying agent handles for what's included in the fee.
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In short, no cure, no pay gives you professional buying expertise while protecting you from paying for a search that doesn't lead anywhere. Both you and the agent share the same goal: a successful purchase.
If you want peace of mind during your house hunt, a no cure, no pay buying agent can be a smart choice. Just remember that the exact terms vary per agency and local market — so always read the conditions carefully, and check what counts as "cure" (a final, signed purchase) before you agree.
Frequently asked questions
It means you only pay the buying agent's fee once your home purchase is definitively concluded. If the agent doesn't find a suitable home, or the deal falls through before it's final, you don't pay for the search. Note that some agents still charge separate startup costs.
Often slightly, yes. Because the agent carries the risk of an unsuccessful search, success-based fees tend to sit a little higher than a standard fixed fee — frequently around 1.3% to 1.8% of the purchase price. You're paying a small premium for the certainty that a failed search costs you nothing.
With a true no cure, no pay arrangement you pay nothing for the search itself if no purchase happens. However, many agents charge non-refundable startup costs (typically €250–€750) at the start, and some apply cancellation fees if you withdraw. Always confirm this in writing beforehand.
No. A buying agent's fee for your own home counts as a purchase cost (kosten koper), not a financing cost, so it is not tax deductible — whether or not it's no cure, no pay. Mortgage advice fees, the valuation report for your mortgage, and the NHG premium are deductible in the year you buy.
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