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25 October 2026

VAT Included: Why Our Sales Commission Comes All-In at 21%

When you decide to sell your home, one of the first questions is usually simple: what will it actually cost? That is exactly why VAT Included: Why Our Sales Commission Comes All-In at 21% matters. At Spijker Makelaardij, our sales commission is quoted inclusive of 21% VAT, so you know from the outset what you are agreeing to and what you can expect.

For many sellers, unclear fee structures create unnecessary doubt. A percentage may sound straightforward at first, but confusion often starts when VAT, media costs, advertising charges, or withdrawal conditions are discussed separately. We believe clarity should come first. That is why we explain the full framework in advance and confirm all fees and terms in the sales agreement before the assignment starts.

In this article, you will learn what “inclusive of 21% VAT” means in practice, how our sales commission is determined, which costs are separate from commission, and why transparent pricing helps you make better decisions when selling your property in Almere.

What does “inclusive of 21% VAT” mean?

Inclusive of 21% VAT means that the commission quoted for selling your home already includes the statutory VAT. In practical terms, this gives you a clearer view of the total commission cost from the beginning.

That matters because sellers want certainty. When fees are communicated clearly and completely, it becomes easier to compare options, plan costs, and avoid surprises later in the sales process.

At Spijker Makelaardij, this approach fits the way we work overall: personal, practical, and transparent. We start with a consultation to understand your situation, your property, and your goals. From there, we tailor our advice and our proposal to your specific sale.

Why we quote sales commission all-in

Selling a home involves important financial decisions. A transparent commission structure helps keep those decisions focused on strategy rather than guesswork.

1. You see the real commission cost upfront

When a commission is quoted inclusive of 21% VAT, you are looking at the amount as it is actually agreed for the service. That makes conversations about cost more direct and easier to follow.

2. It supports better budgeting

Home sellers often have multiple sale-related costs to consider. Knowing the commission structure upfront helps you plan with more confidence.

3. It reflects a clear way of working

At Spijker Makelaardij, all fees and conditions are explained before the assignment begins. This gives you a solid basis for deciding whether the proposed service matches your needs.

4. It reduces the risk of misunderstandings

Real estate transactions already involve many moving parts, from pricing strategy to marketing and negotiations. Fee clarity removes one source of uncertainty.

Is there a standard sales commission percentage?

No. Spijker Makelaardij does not apply a one-size-fits-all commission for property sales.

The exact commission percentage is negotiated individually and depends on factors such as:

This tailored approach allows the sales proposal to reflect the actual work and strategy required for your property. It also aligns with how we advise clients more broadly. We do not look only at averages. We analyze current transactions, price trends, sales speed, supply and demand, and comparable homes in the immediate area, then translate that information into practical advice on price, positioning, and timing.

How our sales support pricing works

Our costs for sales support are quoted after an appointment at the client’s home. That first conversation is an important part of the process.

During that stage, we can assess:

This is also consistent with our personal and hands-on way of working. We tailor the strategy to the client, the property, and the market conditions rather than applying a generic formula.

What is included in the agreement process?

Before the sales assignment starts, the agreed fees and terms are confirmed in writing. This provides clarity about the commercial arrangement and helps you move forward with confidence.

In general, the written proposal and sales agreement set out:

This structured approach is especially helpful in a market where every property and seller situation is different.

Which costs are separate from the sales commission?

Although the sales commission is quoted inclusive of 21% VAT, some other costs are handled separately.

Media costs

Separate media costs apply for items such as:

A fixed €595 media package covers production.

Funda advertising

Any Funda advertising package you choose is billed directly to you as the seller.

This means the sales commission and the advertising spend are not merged into one unclear total. Instead, the cost structure remains transparent, with distinct elements for brokerage services, media production, and platform advertising.

Quick answer: what do sellers pay and when?

For readers looking for a concise overview, here is the short version.

Sales commission at a glance

Item How it works
Sales commission Tailor-made percentage or fixed fee
VAT Included at 21% in the quoted sales commission
Payment basis No-sale-no-pay
Media package €595 production cost, charged separately
Funda advertising Chosen by the seller and billed directly to the seller
Withdrawal before buyer is found No percentage-based commission payable; agreed media expenses and a fixed withdrawal fee remain due

This structure helps sellers distinguish between core brokerage compensation and additional marketing-related expenses.

What does no-sale-no-pay mean in practice?

Spijker Makelaardij works on a strictly no-sale-no-pay basis for sales commission. That means the commission becomes due only when the sale is successfully completed.

For sellers, this offers reassurance. It aligns the brokerage fee with the successful outcome of the assignment.

There is one important nuance: if you withdraw the assignment before a buyer is found, no percentage-based commission is payable, but the agreed media expenses and a fixed withdrawal fee remain due. This is another reason why clear written agreements at the start are so important.

Why transparency matters when selling your home

A property sale is not only about attracting viewers and negotiating offers. It is also about making informed decisions at each step.

Transparent pricing matters because it helps you:

At Spijker Makelaardij, transparency is part of a broader professional approach. We have been active in the Almere housing market for 30 years and were founded in 1996. Our experienced NVM real estate agents specialise in residential sales, purchases and property valuations. We combine long-standing local knowledge with practical advice, clear communication, and direct guidance throughout the process.

How this fits into our wider service approach

The way commission is quoted is only one part of the client experience. Our service is built around clear advice, local expertise, and tailored guidance.

Local market knowledge in Almere

We know that selling successfully depends on more than the home itself. Local market movements, neighbourhood dynamics, buyer preferences, accessibility, amenities, schools, green spaces, and district developments can all influence positioning and value.

That is why our advice is grounded in both data and daily market experience in Almere.

Personal guidance from start to finish

Clients receive:

We also guide clients through disclosure obligations, client verification, and Wwft requirements, while referring to specialised professionals where necessary.

Support for Dutch and international clients

We work with both Dutch and international buyers and sellers. The same transparent pricing and service conditions apply regardless of nationality. Our team communicates in Dutch and English and has experience assisting expatriate clients through the Dutch property market and transaction process.

Practical tips for sellers reviewing commission proposals

If you are preparing to sell your home, these points can help you assess a proposal more clearly.

1. Check whether VAT is included

Ask one direct question: Is the quoted commission inclusive of 21% VAT? A clear answer helps you understand the true commission cost.

2. Separate commission from marketing costs

Make sure you know which costs relate to:

This gives you a more accurate picture of the total sales budget.

3. Review the withdrawal conditions

If your plans change, you should know in advance what remains payable. Pay attention to media expenses and any withdrawal fee.

4. Look at the service behind the fee

A commission percentage only tells part of the story. Consider the level of advice, market knowledge, communication, and negotiation support that comes with it.

5. Choose clarity over assumptions

A written proposal should confirm the arrangement before the assignment begins. Clear documentation protects expectations on both sides.

If you are comparing your next steps in the housing market, you may also want to explore related topics such as:

These services can be especially relevant if you are planning both a sale and a purchase, or if you need a valuation as part of your decision-making.

Conclusion: full clarity starts with an all-in commission quote

The main reason behind VAT Included: Why Our Sales Commission Comes All-In at 21% is straightforward: sellers deserve clarity. At Spijker Makelaardij, the sales commission is quoted inclusive of 21% VAT, the exact fee is tailored to the property and the assignment, and all terms are confirmed before the work begins.

That transparent structure helps you understand the real commission cost, distinguish it from separate media and Funda charges, and move into the sales process with confidence.

If you are considering selling your home in Almere and want practical advice tailored to your property, contact Spijker Makelaardij for a personal consultation at Marktmeesterstraat 45, 1315 GA Almere. We will discuss your home, your goals, and the sales approach that fits your situation.