Dutch realtors group NVM draws criticism with new home-bidding protocol

A sharp rift has emerged in the Dutch real estate sector after the country’s largest realtors’ association, NVM, published a new protocol for bidding on homes that departs from earlier agreements made with other industry groups and the Ministry of Housing, prompting strong criticism from competitors and consumer advocates, the Financieele Dagblad (FD) reports.

The new protocol sets out rules for the bidding process and the mandatory bidding logbook introduced in 2023, which records all offers made on a property. The most controversial element is NVM’s decision to continue allowing so-called “open bidding,” a sales method in which only the seller can see all bids while the bidding period is still open. Under a closed bidding system, bids are disclosed only after the deadline has passed.

Open bidding had been explicitly excluded in earlier sector-wide agreements because of concerns it could enable manipulation, favoritism and improper influence during the sales process.

NVM declined to sign those earlier agreements and has now introduced its own framework, according to the FD.

The move has drawn immediate backlash from across the sector. Critics argue that allowing open bidding undermines transparency and increases the risk of abuse, even with the existence of the legally required bidding logbook.

Vastgoed Nederland, the largest rival organization to NVM, also voiced strong criticism, warning that the approach conflicts with the sector’s earlier efforts to create a uniform, fair and transparent bidding system.

Vereniging Eigen Huis, which represents homeowners and buyers, said the new protocol represents “a step backward rather than forward.”