Renting office space is one of the largest cost items for businesses in the Netherlands. Yet many entrepreneurs do not know exactly what a market-rate rental price is for their region, property type, or desired quality level. In this article, we give you a complete overview of rental prices per m² in 2026 — from Amsterdam's Zuidas to business parks in the provinces.
Average rental prices in 2026
The Dutch office market in 2026 shows a clear two-tier divide. On one hand, rents for high-quality, sustainable office space at prime locations continue to rise steadily. On the other, secondary offices in less accessible locations are under pressure, with stagnating or even declining rents.
The national average office rent in 2026 sits at approximately EUR 185 per m² per year. This represents a rise of around 4% compared with 2025. But this average conceals enormous differences:
- Prime Randstad locations: EUR 250 – 450 per m² per year
- Good locations in major cities: EUR 175 – 275 per m² per year
- Business parks and peripheral locations: EUR 85 – 150 per m² per year
- Smaller cities and regions: EUR 65 – 130 per m² per year
These prices exclude service charges and VAT. The actual occupancy costs are therefore significantly higher. Want to know what you pay on top of the base rent? Read our article on service charges for commercial property.
Prices by region and city
The Netherlands has large regional price differences. Below is an overview of the main office cities and their rental price ranges in 2026:
Amsterdam
Amsterdam remains the most expensive office market in the Netherlands. The Zuidas, with rents of EUR 375 – 450 per m², represents the absolute top tier. The city centre and Amsterdam-South move around EUR 275 – 375 per m². Sloterdijk and Zuidoost offer more affordable alternatives at EUR 175 – 250 per m², with good public transport connections.
Rotterdam
Rotterdam has been catching up in recent years. The city centre and Kop van Zuid sit at EUR 200 – 300 per m². The Brainpark area and Alexandrium offer office space from EUR 130 – 190 per m².
The Hague
As the administrative capital, The Hague enjoys stable demand. The city centre and Beatrixkwartier area sit at EUR 185 – 275 per m². Peripheral zones such as Leidschenveen and Ypenburg are available from EUR 110 – 160 per m².
Utrecht
Utrecht's central location and the growing Stationsgebied make it one of the fastest-growing office markets. Prime locations around the central station command EUR 225 – 325 per m². Papendorp and Lage Weide sit at EUR 120 – 185 per m².
Eindhoven
The Brainport region benefits from the technology sector. Strijp-S and the city centre move around EUR 160 – 235 per m². Flight Forum and other business locations are available from EUR 95 – 145 per m².
Other cities
In cities such as Groningen, Arnhem, Maastricht, and Breda, rents typically range between EUR 100 and 190 per m², depending on the specific location and quality of the property.
The Zuidas in Amsterdam commands up to four times more per m² than a comparable office in Groningen — but location is not the only determining factor.
What determines the rent per m²?
The rental price per square metre is determined by an interplay of factors. Understanding these allows you to negotiate better and choose more consciously.
Location
The most important price factor remains location. City-centre locations near public transport hubs and amenities structurally cost more than peripheral locations. Proximity to an intercity train station can make the difference between EUR 150 and EUR 250 per m².
Year of construction and condition
New builds and recently renovated properties command 20–40% higher rents than dated offices from the 1980s and 1990s. Modern floor plans, good insulation, and a contemporary appearance justify the premium for many tenants.
Level of facilities
A fully fitted-out office floor with reception, meeting facilities, and shared amenities costs more than a shell-and-core space. The difference can amount to 30–50% above the base rent.
Availability and market demand
In tight sub-markets — such as the Zuidas or Utrecht's Stationsgebied — scarcity drives prices upward. In areas with high vacancy, tenants have more negotiating room, and effective rents are lower.
Lease term
Longer lease terms offer landlords more certainty, which often translates into a lower rent per m². A 10-year lease can be 5–15% cheaper than a comparable space on a 3-year agreement. Read more about the possibilities in our article on rent-free periods for commercial property.
Energy label and sustainability as price factors
Sustainability in 2026 has an ever-greater influence on rental prices. The government has tightened the minimum energy label requirements for office buildings. Offices with an energy label C or lower have not been allowed to be let as offices since 2023, and the expectation is that this requirement will be raised to label A in the coming years.
This leads to a clear price effect:
- Label A or higher: offices in this category command an average of 10–20% more rent than comparable properties with a lower label. However, the lower energy costs often offset this difference in full or in part.
- BREEAM and WELL certification: properties with these certifications position themselves in the top tier and command up to 25% more rent.
- Label C (minimum): these properties increasingly compete on price and typically offer tenants more room for negotiation.
For tenants, it is important to look not only at the base rent, but at the total cost of occupancy — including energy costs. An office at EUR 200 per m² with label A can ultimately be cheaper than one at EUR 155 per m² with label C due to the significantly lower energy bill.
The 'green premium' in 2026 is no longer a luxury — it is a fundamental value driver that structurally influences the rental price.
Rental price trends for 2026 and beyond
Which trends are shaping the office market in 2026, and what can you expect in the coming years?
Hybrid working: structurally fewer m², higher quality demands
The hybrid working trend has definitively translated to the office market. Companies rent an average of 15–25% fewer square metres than before 2020, but spend more per m² on quality. The office needs to give employees a reason to come in — that requires more than just a desk.
Flight to quality
Demand is shifting towards high-quality offices at well-connected locations. This drives rents upward in the top segment and puts pressure on mid-range prices. Vacancy in dated office buildings is increasing, while availability at prime locations remains tight.
Indexation and inflation
Most lease agreements include an annual indexation clause based on the CPI. After the high inflation of 2022–2024, indexations have moderated to approximately 2.5–3% per year in 2026. Always check the indexation clause in your lease — some landlords apply a fixed surcharge on top of the CPI.
Outlook for the coming years
Market analysts expect rents for prime offices in the Randstad to rise by 3–5% per year over the next two to three years. For secondary locations, the picture is mixed: depending on sustainability investments, prices may stabilise or decline further.
Calculating total costs: more than just rent
The base rent is only part of the story. To get a realistic picture of your total occupancy costs, you need to include the following items:
- Service charges: on average EUR 35 – 65 per m² per year, depending on the level of facilities
- Energy costs: EUR 15 – 40 per m² per year (strongly dependent on energy label)
- Parking costs: EUR 1,000 – 3,500 per parking space per year in the Randstad
- Fit-out costs: one-off EUR 300 – 1,200 per workstation
- IT infrastructure: one-off EUR 50 – 150 per m² for cabling and networking
- Security deposit: typically 3 months' rent plus service charges (one-off, refundable)
A worked example: for a 500 m² office at a good Randstad location at EUR 225 per m² base rent, inclusive of service charges, energy, and parking you quickly reach EUR 155,000 – 180,000 per year. That is 35–45% more than the base rent alone. Want to know exactly which costs are often overlooked? Read our article on the hidden costs of renting commercial property.
Tips for comparing rental prices
Comparing office rents is not as simple as placing two numbers side by side. Use these tips to compare like with like:
- Always compare on the same unit basis: some listings quote the price per m² per month, others per year. Make sure you convert everything to the same basis.
- Pay attention to the difference between LFA and GFA: the lettable floor area (LFA) and the gross floor area (GFA) can differ by 10–20%. Always ask for the LFA.
- Ask about incentives: landlords regularly offer rent-free periods, fit-out packages, or other concessions. These reduce the effective rent but are not always visible in the asking price.
- Calculate total occupancy costs: include service charges, energy costs, and parking costs in your comparison. An office with a lower base rent but high service charges can end up costing more.
- Review the contract terms: a rent of EUR 200 per m² with a 5+5 year lease without a break option is a different proposition from the same price with a flexible notice period.
Through RE-CONNECT you can, as a searcher, also get in direct contact with landlords and owners, without the involvement of a broker. This way you quickly learn whether a property fits your budget and what negotiating room there is.
The office market of 2026 is a market of extremes: top quality at prime locations is getting more expensive, while at the same time there are opportunities for tenants willing to look a little further from the beaten path. By comparing carefully and mapping out the total costs, you will find the office space that suits your business — at the right price.
