A Cushman & Wakefield Publication
Fit Out Cost Guide 2026 OFFICE
NETHERLANDS
DE BRAUW BLACKSTONE WESTBROEK AMSTERDAM
Introduction
THE OFFICE AS KEY IN THE ONGOING WAR FOR TALENT As the “war for talent” continues unabated, organisations are refining their workplace strategies. In this context, the office is taking on a center stage role. Users no longer consider the office solely as a place to work but as a multifunctional, flexible environment that can adapt to changing activities and fluctuating occupancy trends. This shift has led to a growing need for well-considered and creative designs in which functionality, flexibility, and identity reinforce one another. FROM FACILITATION TO DIRECTION At the same time, users are becoming more critical. Expectations regarding comfort, collaboration, and experiences are rising. The working environment should not only support day-to-day activities, but also align with the organisation’s culture, values and ambitions. As a result, the office is evolving into a strategic instrument: a place that inspires, provides direction and facilitates interaction. Rather than focusing on individual task completion, collaboration, knowledge-sharing, and multi-functionality are key to forming the future of offices.
TECHNOLOGY AS AN INTEGRAL PART OF DESIGN At key office locations, we are also observing a clear shift in budget allocation. Technology accounts for a growing share of total investment, driven by the increasing importance of building services, digitalisation and smart systems that support hybrid ways of working. Technology is, therefore, no longer a final consideration but an integral part of the design process from the very start. Designing from the strengths and possibilities of technology results in a robust, efficient and future-proof workplace. MARKET DYNAMICS AND GROWING COMPLEXITY Although various parties in Netherlands are confronted by changing costs, such as expected increases in material and labor partly due to geopolitical developments and tariffs, the general outlook points towards improved market sentiment in 2026.
INFORMED DECISION-MAKING IN A CHANGING MARKET As choices become more complex and their financial impact greater than before, expert guidance is of increasing importance. Our specialists support organisations in exploring options, modelling scenarios, and making decisions that align with their strategic objectives, budgets, and ambitions. With the Fit Out Cost Guide 2026, we once again provide a clear and up-to-date overview of cost developments, trends, and market insights. In doing so, we help organisations create working environments where people want to be, where technology and design reinforce one another, and where functionality and identity come together.
The pricing benchmarks included in this guide reflect market conditions as of December 2025 and represent average fit out costs across the covered markets. While every effort has been made to ensure accuracy, ongoing geopolitical developments, including conflict in the Middle East, may influence supply chains, material availability, labour markets and energy costs, which could impact future pricing. As such, these figures should be considered indicative benchmarks rather than fixed project costs, and we recommend seeking project-specific advice for current market pricing.
FRANK OKKER Head of Project & Development Services Netherlands
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NLD Office Fit Out Cost Guide 2026
PRICES
63% BACKLOG
50%
EXPECT THAT COMPANY PRICES WILL INCREASE IN THE NEXT SIX MONTHS DUE TO TARIFFS.
REPORTED THAT THEIR CURRENT BACKLOG WAS 5 MONTHS OR LESS.
LABOUR COSTS
RAW MATERIALS
81%
69%
EXPECT OVERALL LABOUR COSTS TO INCREASE OVER THE NEXT SIX MONTHS.
EXPECT RAW MATERIAL COSTS TO INCREASE OVER THE NEXT SIX MONTHS.
EXPRESSED OPTIMISM OVER IMPROVED MARKET SENTIMENT FOR 2025. 75% MARKET SENTIMENT
CONTRACTOR SENTIMENT
NLV DEN HAAG
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LABOUR AND RAW MATERIAL COSTS
MARKET SENTIMENT
In the next six months, labour and material costs in both EMEA and the Netherlands are expected to slightly increase.
Among the sixteen Dutch respondents, 75% expect market sentiment to improve in 2026 compared to 60% of the 139 EMEA respondents.
TIME TAKEN
PRICE EXPECTATIONS Over the next six months, vendors expect to see a slight price increase while company prices will likely remain unchanged. The impact of tariffs on company, vendor, and trade prices is also expected to increase.
According to the majority of survey participants, lead and execution time over the course of the next six months will remain unchanged.
PROCAPITAL - BELUX
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How do we classify fit outs? LOW
MEDIUM
Limited meeting facilities, less than 10% of space
Meeting facilities around 10 - 20% of space, with part single glazed partitions
• Meeting facilities around 10–20% of space, with part single-glazed partitions
• Limited meeting facilities, less than 10% of space
• Paint to all walls
• Alterations to less than 25% of ceiling
• Low specification finishes and carpet throughout
• Plasterboard ceiling to meeting rooms
• Vinyl flooring to cafeterias
• Feature wall finishes in reception
• Minimal alterations to air conditioning and ventilation
• Medium specification carpet and finishes • Low/medium quality acoustic attenuation & management • Shared heating & cooling across cellurised space
• Data points to equal desk positions
• Support functions limited to basic pantry area, generic meeting rooms and limited drop-in collaborative spaces
• Hard flooring to reception
• Minimal sustainability certifications
• Multiple data points to each desk position • Support functions include an expanded break-out area, a variety of meeting rooms and dispersed collaborative spaces
Low specification finishes and carpet throughout
Data points to equal desk positions
Medium specification carpet & hard
Shared heating & cooling across cellurised space
flooring to reception
Vinyl flooring to cafetarias
Minimal sustainability certifications
Multiple data points to each desk position
• Good sustainability certifications
Good sustainability certifications
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WTC ROTTERDAM
HIGH How do we classify fit outs?
Meeting facilities to over 25% of space with double-glazed partitions
• Meeting facilities to over 25% of space with double-glazed partitions
• Alterations to over 25% of ceiling
• Features & plasterboard ceiling to reception and offices • Feature finishes to meeting rooms/ offices
• High specification carpet
• Dedicated heating & cooling across cellurised space • Medium/high quality acoustic attenuation & management • Heavily tech-enabled spaces with frictionless audio-visual connectivity • Support functions include multi- functional breakout area, a variety of meeting rooms, dispersed collaborative spaces augmented with specialist lifestyle elements such as a library, focus and relaxation zones • Client facing areas with hospitality look and feel
Feature finishes to meeting rooms/offices
High specification carpet
• Broad spectrum sustainability certifications
Dedicated heating & cooling across cellularised space
Broad spectrum sustainability certifications
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GC SURVEY RAN THROUGH DECEMBER 2025 AND JANUARY 2026
MASTERCARD AMSTERDAM
SUBURBAN GRADE
REGIONAL GRADE
CBD GRADE
Grade A office spaces located in or close to the central business districts of major cities, situated directly adjacent to intercity train stations or comparable transportation hubs (e.g., Amsterdam Zuidas).
Office spaces of varying quality situated within urban peripheries, typically found in office parks with easy highway access and ideally connected to public transportation networks (e.g., Utrecht Papendorp).
Office spaces of mixed quality situated in smaller towns or cities, commonly located as standalone properties along arterial roads either within or adjacent to existing urban areas.
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HUAWEI AMSTERDAM
“ALL-IN” FIT OUT KOSTEN
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Cushman & Wakefield
DESIGN PROCESS A WELL-THOUGHT-OUT DESIGN MUST SEAMLESSLY BLEND PRACTICALITY WITH BEAUTY, ENSURING THAT THE SPACE REMAINS USEFUL AND APPEALING OVER TIME. BY PRIORITIZING FUNCTIONALITY, WE CAN CREATE ENVIRONMENTS THAT ARE NOT ONLY VISUALLY PLEASING BUT ALSO ADAPTABLE TO CHANGING NEEDS AND CONDITIONS. THIS HOLISTIC APPROACH TO DESIGN ENSURES THAT EVERY PROJECT WE UNDERTAKE IS SUSTAINABLE, RESILIENT, AND CAPABLE OF STANDING THE TEST OF TIME.
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About Cushman & Wakefield
Every workplace tells a story, and behind every story lies a vision. We help you translate that vision into a space that works – practical, future-proof, and inspiring. This guide is the first step. We’d be delighted to take the next one together with you. Cushman & Wakefield (NYSE: CWK) is a leading global commercial real estate services firm for occupiers and investors with approximately 53,000 employees in over 350 offices and nearly 60 countries. In 2025, the firm reported revenue of $10.3 billion across its core service lines of Services, Leasing, Capital markets, and Valuation and other. Built around the belief that Better never settles, the firm receives numerous industry and business accolades for its award- winning culture.
For additional information, visit www.cushmanwakefield.nl.
Contact PROJECT & DEVELOPMENT SERVICES
DESIGN + BUILD - OFFICES
Frank Okker Head of Project & Development Services frank.okker@cushwake.com
Robin Kuyper Lead Occupier robin.kuyper@cushwake.com
BUSINESS DEVELOPMENT
RESEARCH
Sjoerd Bezemer Project Manager sjoerd.bezemer@cushwake.com
Jos Hesselink Head of Research jos.hesselink@cushwake.com
Willem Pietermans Business Development Manager willem.pietermans@cushwake.com
Sarah Stuttaford Junior Research Analyst sarah.stuttaford@cushwake.com
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