Jaap vs Funda: which Dutch property site works better?

Funda is the largest property site in the Netherlands, with more than 95% of all for-sale properties. Owned by NVM and financed by agents who pay per listing. Therefore: private individuals cannot list directly, only via an NVM/VBO/VastgoedPRO agent.

For buyers: this is where you search. Almost all properties are here, the search function is extensive with save functions, email alerts and floor plans.

For sellers: this is where you need to be. Only via an agent (online or local).

Jaap is a free platform where both agents and private individuals can list. Its reach is much smaller than Funda — estimates put it at 10-15% of what Funda does. Useful for: rental properties, holiday homes, or private individuals who don't want to engage an agent.

For buyers: complementary to Funda, not a replacement. You sometimes find listings not on Funda, especially private sales.

For sellers: usable as a free supplement, but don't expect to reach serious buyers here.

• Inventory: Funda 95%, Jaap 10-15% — Funda overwhelmingly
• Listing cost: Funda only via agent (€800-€2,000 or commission), Jaap free for private individuals
• Search function: Funda is more advanced, Jaap is more basic
• Mobile app: Funda has an extensive app, Jaap is more web-oriented
• International recognition: Funda is the platform expats know, Jaap barely
• Updates: Funda first, other sites pick up later

Step 1: Funda set up with good search filter and email alerts. This covers 95% of listings.

Step 2: Jaap as supplement, especially for private sales not on Funda.

Step 3: Local agent network for off-market: properties not yet online. You only access this via a buying agent.

Step 4 (older properties): Marktplaats for very old private ads.

Funda is mandatory — that's where your home must be. That goes via:

• Local selling agent (1-2% commission of sale price): full service
• Online agent (Makelaarsland, MijnVerkoopmakelaar, €795-€1,495 fixed): handle viewings and negotiations yourself

Jaap as supplement can deliver a few extra eyes, but barely makes a difference if your home is already on Funda. It costs you nothing, so why not. More important: make sure the Funda ad is strong (photos, description, floor plan).