Q&A: Location
Location, location, location: all your commercial real estate-related questions are answered in the section below. Click on a question for a quick link to the answer, or scroll down to read the entire section.
Q: What resources are there to help me identify suitable buildings to locate my office?
Q: What rules apply to leasing office space and what are the costs per square foot?
Q: If I need warehouse space, what should I expect to pay?
Q: How does the lease of office space work?
Q: What are the fixed costs when I lease office space?
Q: How much does it cost to outfit an office facility in the Netherlands including ICT?
Q: What resources are there to help me identify suitable buildings to locate my office?
At the end of 2004 there was approximately 62.4 million square feet of office space available across the Netherlands, with 30% of this being new. Overall, there is high availability of office space in every size category which leaves room for negotiation and special offers.
If you're looking for rental space, commercial real estate agents like DTZ Zadelhoff, Jones Lang LaSalle, Colliers, and CB Richard Ellis can assist you in your search.
If you wish to first opt to lease space at a full service business center, you can select from a wide network of space in business centers throughout the Netherlands offered by companies like the Regus Group.
Another resource you can tap is the regional development agencies or municipalities, like the North Brabant Development Agency, Development Agency East Netherlands or Rotterdam City Development Corporation. They can also advise you on the local real estate market and refer you to the agent that best suits your needs.
For a selection of commercial real estate agent and full service business centers, as well as contact information for the regional development agencies, please check the Resources and Links Section.
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Q: What rules apply to leasing office space and what are the costs per square foot?
As a rule, office space required per person comes to approximately 215-269 square feet including meeting room, corridor, and other common use space. Large office buildings usually have parking lots available which can be leased for an extra fee in proportion to the office space taken.
The cost of office space varies by area, with office rents in smaller cities outside of the Randstad metropolitan area being 20-50% lower.
Following is an indication of the average level of rent for office space in important business areas in the Netherlands as of 2007 in € per square foot per year.
Office Space Costs in the Netherlands
(in € per m2 per year, excl. VAT, service charges and specific requirements by tenants)
| Amsterdam Area |
Amsterdam € 100-385
Hoofddorp € 90-220
Schiphol € 120-400
Almere € 75-165 |
| The Hague Area |
The Hague € 80-215
Zoetermeer € 100-145
Leiden € 115-180 |
| Rotterdam Area |
Rotterdam € 110-185
Capelle a/d IJssel € 90-148
Schiedam € 100-138 |
| Utrecht |
Utrecht € 90-240
Amersfoort € 112-180 |
| Northern Netherlands |
Assen € 100-140
Emmen € 100-125
Groningen € 90-150
Heerenveen € 115-150
Leeuwarden € 115-140
Sneek € 100-130 |
| Enschede Area |
Enschede € 85-135
Hengelo € 85-135 |
| Arnhem Area |
Arnhem € 90-160
Nijmegen € 100-175 |
| Eindhoven Area |
Eindhoven € 125-175
's-Hertogenbosch € 80-160
Tilburg € 110-145 |
| Maastricht Area |
Maastricht € 110-155
Venlo € 110-125 |
Source: DTZ Zadelhoff 2009
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Q: If I need warehouse space, what should I expect to pay?
Warehouse space can be found across the Netherlands, but the majority of the premises are concentrated around the logistical centers such as the ports of Rotterdam and Amsterdam, Schiphol airport, and the big cities. The annual rent per square foot currently ranges from approximately € 3.8 - 8 per square foot.
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Q: How does the lease of office space work?
With respect to office space, parties can freely negotiate the rent and other terms of their agreement on the basis of prevailing market conditions. The rental price is often determined on the basis of a price index figure. Upon termination of a lease, the courts can grant protection from eviction to a tenant for a maximum of three years.
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Q: What are the fixed costs when I lease office space?
Like rental costs, your fixed costs will also vary depending on the location. The following table gives an overview of the fixed annual expenses per square foot (in Euros excluding VAT) for a 26,910 square feet office in the ‘Randstad' area:
Annual Fixed Costs Office Space
in € per square foot |
From |
To |
| Electricity |
0.46 |
0.92 |
| Service |
1.85 |
2.78 |
| Security |
0.46 |
0.92 |
| Cleaning |
1.39 |
1.85 |
| Miscellaneous |
0.46 |
0.92 |
| Source: Rietmeijer Huisvestingsadviseurs |
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Q: How much does it cost to outfit an office facility in the Netherlands including ICT?
It is difficult to give ballpark figures for the investment needed to outfit an office facility. Costs will differ depending on the quality of the building, specific requirements and requested exposure. The following table exemplifies how much investment may be needed (in € excluding VAT) for an office facility of 26,910 square feet, offering work space to 125 people:
| Cost to Fit Out Office Space in € per square foot |
From |
To |
| Fit out |
13.93 |
18.58 |
| Alterations technical installations |
6.96 |
9.29 |
| ICT (excluding computers, AV etc.) |
4.64 |
6.96 |
| Furniture |
13.93 |
18.58 |
| One time costs (fees/contingencies) |
9.29 |
9.29 |
| Unforeseen |
4.64 |
4.64 |
| Source: Rietmeijer Huisvestingsadviseurs |
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