As a logistics manager, you know that a warehouse is much more than four walls and a roof. The choice of the right storage space directly impacts your operational efficiency, delivery reliability, and ultimately your bottom line. Yet in practice, the choice of a warehouse is often dominated by price and location, while technical specifications and operational suitability are at least as important.
The Dutch warehouse market in 2026
The Dutch logistics real estate market is one of the most dynamic in Europe. With a strategic position as a gateway to the European hinterland, excellent infrastructure, and a well-educated workforce, the Netherlands continuously attracts logistics operations. In 2026, average rents for logistics real estate range between EUR 55 and EUR 95 per m2 per year, depending on location and quality.
The main logistics hotspots are:
- Venlo/Venray: Border location with Germany, strong growth, rents EUR 55 – 75 per m2
- Tilburg/Waalwijk: Centrally located, good motorway connections, EUR 60 – 80 per m2
- Rotterdam/Moerdijk: Port-related logistics, EUR 65 – 90 per m2
- Amsterdam/Schiphol: Air freight and e-commerce, EUR 75 – 95 per m2
- Born/Heerlen: Border region, relatively affordable, EUR 50 – 70 per m2
The availability of high-quality warehouse space is under pressure. Vacancy in the top segment has fallen to below 3%, meaning that as a searching party you need to start early and be flexible in your location choice.
In the current market, the question is not whether you will find a warehouse, but whether you will find the right warehouse. Technical suitability makes the difference between operational excellence and daily frustration.
Location and access
Location selection for a warehouse differs fundamentally from that for an office. With logistics real estate, the primary considerations are:
- Distance to motorway junctions: Ideally the location is within 5 kilometres of a motorway on-ramp. Every extra kilometre means additional driving time for trucks and higher transport costs.
- Truck accessibility: Can tractor-trailer combinations (up to 18.75 metres) reach and leave the site without difficulty? Are there weight or dimension restrictions on the access routes?
- Manoeuvring space: Is there sufficient space on the site for trucks to turn around? A minimum turning circle of 30 metres is necessary for trailers.
- Employee accessibility: While less dominant than for offices, accessibility by car and public transport for warehouse staff is nonetheless relevant. In a tight labour market, a hard-to-reach location can lead to higher staffing costs or shortages.
- Proximity to customers and suppliers: The shorter the distance to your key customers and suppliers, the lower your transport costs and the higher your delivery reliability.
Building specifications: the technical checklist
This is the heart of the warehouse checklist. The following technical specifications determine whether a warehouse is suitable for your operation:
Clear height
Clear height is one of the most important characteristics of a warehouse. Modern logistics buildings offer a clear height of 10 to 12 metres, allowing you to achieve 5 to 6 racking levels. Older properties often have only 6 to 8 metres of clear height. Calculate in advance how many racking levels you need based on your product mix and order profile.
Floor loading and flatness
Floor loading capacity determines how much weight the floor can bear per square metre. For standard pallet storage, a minimum of 3,000 kg/m2 is required; for heavy goods or high-bay racking, this can rise to 5,000 kg/m2 or more. Also check the flatness of the floor (classification according to DIN 15185 or TR34). An uneven floor causes problems with reach trucks and narrow-aisle systems.
Loading docks and overhead doors
How many loading docks does the warehouse have and at what height are they set? Standard loading docks are designed for trucks with a loading platform height of 1.20 metres. Check whether the docks are fitted with dock shelters (seals against weather) and whether levellers are present for height differences. Also count the number of overhead doors — for direct entry and exit of smaller vehicles.
Columns and grid
The column pattern (grid) determines how efficiently you can arrange the space. A spacious grid of 12 x 24 metres or more provides optimal flexibility for racking layouts. Narrow grids limit your options and can lead to unused floor space.
Operational requirements and fit-out
Beyond the basic specifications, there are operational aspects that determine a warehouse's suitability:
- Sprinkler system: Is a sprinkler system present and does it meet your insurer's requirements? ESFR sprinklers (Early Suppression, Fast Response) are now the standard for modern logistics buildings. Without adequate sprinkler protection, your fire insurance premium can increase by 30-50%.
- Climate control: Do you store temperature-sensitive products? Then you may need conditioned storage (15-25 degrees C) or even cold rooms. The costs are considerable: conditioned storage costs an average of 40-60% more than regular dry storage.
- Power supply: What electrical capacity is available? Do you need three-phase power for charging stations, cooling installations, or machinery? Is there an emergency power supply?
- Office space: Most warehouses include an office section. Is this sufficiently large for your administration, planning, and management? Typically, 10-15% office space relative to total floor area is standard.
- Outdoor storage and yard: Is there space for outdoor storage of pallets, containers, or trailers? How large is the yard and is it surfaced?
A warehouse that is 10% cheaper but lacks the right specifications will cost you many times more in operational inefficiency on an annual basis.
Legal matters and permits
The legal aspects of warehouse leasing deserve particular attention:
- Zoning plan: Check whether the zoning plan permits logistics activities. Not every business park allows 24-hour operations, cooling installations, or storage of hazardous substances.
- Environmental permit: Depending on your activities, you may need an environmental permit. This applies particularly to storage of hazardous materials (PGS 15), food products (HACCP), or chemicals.
- Lease regime: Warehouse space typically falls under Article 7:230a of the Dutch Civil Code (other business premises), unless a public sales function is attached. Tenant protection is more limited than for retail space.
- Liability: Who is responsible for damage to the floor, roof, or installations? With warehouses, wear from heavy use is a real risk. Ensure clear agreements about maintenance and repairs.
Costs and contract terms
The total cost of a warehouse goes beyond the base rent. Consider the following:
- Base rent: EUR 55 – 95 per m2 per year in 2026, depending on location and quality
- Service charges: Average EUR 8 – 15 per m2 per year for communal facilities
- Energy costs: Highly dependent on type of use; for regular dry storage EUR 5 – 12 per m2 per year, for conditioned storage considerably more
- Property tax (OZB): Passed on by the landlord and varies by municipality
- Insurance: Building insurance (landlord) and inventory/goods insurance (tenant)
In contract negotiations, the following points are specifically relevant for warehouse leasing:
- Agreements on floor maintenance and repair in case of wear
- Permission to install racking and anchor plates in the floor
- Arrangements for use of the outdoor yard
- Operating hours and restrictions on truck movements
- Possibility to sublet unused space
Want more insight into additional costs? Read our comprehensive article on service charges for commercial property.
Sustainability and future-proofing
In 2026, sustainability is no longer optional but a prerequisite. When choosing warehouse space, pay attention to:
- BREEAM certification: A growing number of logistics buildings hold BREEAM certification. This provides an objective assessment of the building's sustainability.
- Solar panels on the roof: An increasing number of logistics buildings feature solar panels. This can significantly reduce your energy costs and contribute to your CO2 reduction targets.
- EV charging infrastructure: With the increasing electrification of vehicle fleets, charging infrastructure is becoming more important. Are charging points already present or is the electrical installation suitable for expansion?
- Circular materials: Modern logistics buildings are increasingly built with circular materials and demountable constructions. This contributes to residual value and your organisation's sustainability goals.
A sustainable warehouse is not only better for the environment — it also leads to lower operating costs and contributes to your organisation's ESG reporting.
Choosing the right warehouse is a strategic decision that will influence your operations for years to come. Take the time for a thorough evaluation and involve your operational team in viewings. Want to know what else to look for during a viewing? Check out our general viewing checklist with 15 checkpoints. And are you considering buying rather than renting? Read our article on buying versus renting commercial property.
