The questions we receive most frequently, organized by field of expertise.
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Questions that do not belong to a single field of expertise — about who we are, how we work, and where we are active.
Buying is interesting when you want to build equity and remain at the same location for a long time. Renting offers flexibility and requires less own capital. Which choice is best depends on your growth plans, financing options, and business strategy. A commercial real estate agent can advise you on which option best suits your situation.
The price of a commercial property per square meter rent/purchase existing/new build depends on the location, accessibility, construction quality, clear height, plot size, and marketability. In popular regions such as Amsterdam, Schiphol, and the Zaanstreek, prices are generally higher than in less urban areas. Sustainability, power capacity, and expansion possibilities also influence the value and financability. A commercial real estate agent can perform a current market value assessment by inspecting the property with you and comparing it with recent transactions of comparable objects. This allows you to arrive at a price per m².
VAT is often applicable to new builds and the leasing of commercial space, provided that the landlord and tenant opt for a VAT-taxed lease and meet the legal conditions. For existing commercial properties, transfer tax may apply instead of VAT. Which regulation applies depends on the nature of the real estate and the transaction. It is advisable to seek timely tax advice on this. GA Makelaars can assist you in this process.
A NEN2580 measurement determines the surface area of a commercial property in a uniform manner. This ensures that the buyer, tenant, and financier know exactly how many square meters are available. The measurement method prevents disputes and is often made mandatory by professional investors and financiers.
GFA (Gross Floor Area) is the total area measured according to the external dimensions of the building. Often used for new builds.
LFA (Lettable Floor Area) is the area that can actually be leased to a tenant, including a share of common areas. Often used in the leasing/sale of commercial properties.
UFA (Usable Floor Area) is mainly used for residential properties and represents the usable area within the outer walls. In commercial real estate, GFA and LFA are usually used.
For the sale/lease of a commercial property, documents such as the title deed, cadastral data, floor plans, an energy label, any lease agreements, information about the zoning plan, and relevant permits are required. The more complete the file, the faster a tenant/buyer can make a decision.
With a commercial property on freehold land, you own both the building and the underlying land. You do not pay an annual fee for the use of the land and have full ownership, within the limits of the zoning plan and applicable laws and regulations.
With leasehold, you own the building, but not the land. The land remains the property of, for example, a municipality, Port of Amsterdam, or a private landowner. For the use of the land, you usually pay an annual fee, the ground rent (canon).
In Amsterdam, two main forms of leasehold occur: municipal leasehold and leasehold from the Port of Amsterdam. Both grant the right to use land in exchange for payment of a ground rent, but the conditions differ on several points.
The Municipality of Amsterdam owns a large part of the land within the city limits. The leasehold is primarily aimed at facilitating housing, work, and urban development.
Characteristics
For most transactions, municipal leasehold is therefore relatively predictable.
The Port of Amsterdam is also the owner of a lot of land, but exclusively within the port area. The leasehold there is explicitly linked to the economic development of the port.
Characteristics
As a result, the Port Authority plays a more active role than the municipality in changes of owner or user.
Subject | Municipality of Amsterdam | Port of Amsterdam |
Purpose of leasehold | Urban development | Development of the port area |
Area | Entire municipality | Port area |
Permission to sell | Usually not required | Often required |
Consent for lease | Usually not required | Regularly required |
Assessment of buyer/user | Limited | Extensive |
Requirements for business activities | Zoning plan | Zoning plan and port policy |
Influence of landowner | Relatively limited | Active and substantive |
With municipal leasehold, the emphasis is primarily on the financial conditions of the leasehold.
With leasehold from the Port of Amsterdam, additional attention is required for:
As a result, transactions at port locations often take longer and are more complex than for comparable objects on municipal leasehold.
For real estate in the Amsterdam port area, it is advisable to have the leasehold deed and the general terms and conditions assessed during the preparation phase. This clarifies whether consent from the Port of Amsterdam is required and which conditions are attached to the transfer or lease.
GA Makelaars regularly supervises transactions within the port area and ensures that these aspects are inventoried in a timely manner. This prevents delays and ensures that both buyer and seller, tenant and landlord, know where they stand in advance.
When a commercial property is located on land owned by the Port of Amsterdam (usually under leasehold or lease), a provision such as “consent for lease/sale” means that the leaseholder or tenant cannot simply transfer or lease the property or their rights to a third party. The Port Authority wants to maintain control over who uses the port locations and whether that use fits within the economic and strategic objectives of the port.
In practice, this usually entails the following:
When a request for consent is made, the Port Authority generally assesses:
A valid energy label is mandatory for the sale, lease, and delivery of most commercial properties. Some exceptions apply, for example, for certain industrial buildings or monuments. A current energy label provides insight into the energy performance of the property and plays an increasing role in the value, lettability, and financing.
The clear height is the distance between the floor and the underside of the roof structure. The greater the clear height, the more efficiently a warehouse can be organized with high racking systems. Modern distribution centers often have a clear height of 10 to 13 meters, while smaller commercial spaces are usually between 6 and 8 meters high.
The number of mandatory parking spaces varies by municipality and depends on the function of the commercial property. Municipalities use parking standards based on the type of business, the gross floor area, and the location. For new builds, this is taken into account during the permit procedure.
The required environmental category depends on your business activities and the potential nuisance to the environment, such as noise, odor, or traffic. On business parks, companies are usually allowed up to a certain environmental category. A commercial real estate agent can check with the municipality whether your activities fit within the zoning plan.
An ESG-proof commercial property meets high standards in terms of sustainability, energy consumption, and future-proofing. Examples include good insulation, solar panels, charging facilities, energy-efficient installations, and low energy consumption. More and more tenants, investors, and financiers are setting ESG requirements for commercial real estate.
Logistics real estate consists of commercial properties used for storage, distribution, production, and fulfillment. Think of distribution centers, warehouses, cross-dock locations, and commercial spaces with loading docks. Due to the growth of e-commerce and fast delivery, the demand for logistics real estate remains high.
Whether you are looking for space or want to offer a property
— these are the questions that come up most often
regarding the leasing process.
A successfullease begins with a realistic valuation and a clear leasing strategy. During the inspection, you determine with the commercial real estate agent whether any improvements are desired before starting the lease. The property is then presented with professional photography, floor plans, and marketing via, among others, Funda in Business, , socials, and the agent’s network. After viewings, the agent guides the negotiations, drafts the lease agreement, and supervises the handover to the tenant.
A market-conforming rental price is determined based on comparable transactions, supply and demand, location, surface area, construction quality, and facilities such as loading docks, office space, clear height, and parking facilities. In addition, sustainability and available grid capacity play an increasingly important role. A good rental price ensures maximum return and a realistic leasing period.
The ROZ lease agreement is the most commonly used model for leasing commercial space in the Netherlands. This standard agreement was drafted by the Real Estate Council (Raad voor Onroerende Zaken) and contains agreements on rent, duration, indexation, maintenance, service costs, and delivery. Depending on the situation, parties can include additional agreements.
Almost every lease agreement contains an annual rent indexation. The rent is adjusted for inflation, usually based on the Consumer Price Index (CPI) from Statistics Netherlands (CBS). This keeps the rental price in line with general price developments.
A bank guarantee provides the landlord with security if the tenant fails to meet their obligations. Usually, the bank guarantee amounts to three months’ rent, plus service costs and VAT. Instead of a bank guarantee, a security deposit can sometimes be agreed upon.
From asking price to the transfer at the notary —
what you can expect when buying or selling
commercial real estate.
A successful sale begins with a professional valuation and a clear sales strategy. The property is then presented with professional photography, floor plans, and marketing via, among others, Funda in Business and the agent’s network. After viewings, the agent guides the negotiations, then the notary drafts the purchase agreement, and the agent supervises the transfer at the notary.
The duration of the sale depends on the location, asking price, quality of the property, and market demand. In sought-after locations, a sale can take place within a few weeks, while specialized real estate may require more time. Realistic pricing and an active marketing strategy generally shorten the lead time.
When purchasing a commercial property, it is important to know whether the property is on freehold land or leasehold land. This influences the costs, financing, and future marketability of the real estate.
With a commercial property on freehold land, you own both the building and the underlying land. You do not pay an annual fee for the use of the land and have full ownership, within the limits of the zoning plan and applicable laws and regulations.
With leasehold, you own the building, but not the land. The land remains the property of, for example, a municipality, Port of Amsterdam, or a private landowner. For the use of the land, you usually pay an annual fee, the ground rent (canon).
Depending on the leasehold conditions, the ground rent can:
The ownership situation influences the market value. A property on freehold land is often worth more than a comparable property on leasehold, because the buyer does not have to take future leasehold obligations into account.
Nevertheless, a commercial property on leasehold can be financially attractive when:
Always check:
The commercial real estate agents at GA Makelaars can assess these documents for you and provide insight into the consequences for value, financability, and marketability.
For investors, it’s about return, risk, and long-term security. The most frequently asked questions.
In a sale-and-leaseback, an entrepreneur sells their commercial property to an investor and then immediately leases it back. This releases capital for investments or repayments, while the company can remain at the same location. This construction is widely used by production companies, logistics enterprises, and family businesses.
In an investment in logistics real estate, the owner receives rental income from the user of the property. The return is determined by the rental price, the quality of the tenant, the contract duration, the location, and the value development of the real estate. Logistics real estate is often seen as a stable investment category due to the ongoing demand for storage and distribution space.
With new builds and development, different questions arise — about phasing, delivery, and tax aspects.
A new build commercial property offers many advantages over existing real estate. You benefit from an energy-efficient building, low maintenance costs, modern construction quality, and a professional appearance. Moreover, new builds meet the latest requirements in terms of sustainability, insulation, and safety. This makes a new build commercial property attractive for both own use and investment.
Yes. New build commercial units are popular with entrepreneurs and investors. Due to the limited availability of modern commercial space and the ongoing demand for commercial units, the chance of value retention and lettability is generally high. In addition, new buildings require less maintenance and meet current sustainability standards, which increases their attractiveness to tenants.
The price depends on the location, surface area, finish level, and facilities. Factors such as the number of parking spaces, a roof terrace, office space, or extra floors also influence the purchase price. In addition to the purchase price, you must take costs such as VAT, any ground rent, financing costs, and optional extra work into account.
Yes. Banks generally finance new build commercial properties when the project, the developer, and the buyer meet the usual conditions. For entrepreneurs, the financial position of the company is considered. Investors can often obtain financing based on the expected rental income and the value of the real estate.
More and more private and professional investors are investing in commercial units. Due to the relatively low entry point, the high demand for small commercial spaces, and attractive rental income, commercial units are a popular real estate investment. The final return depends on the location, the rental price, the quality of the building, and market conditions.
In many new build projects, it is possible to link two or more commercial units into one larger commercial space. This offers flexibility as your business grows. The possibilities vary per project and depend on the construction and the permit conditions.
In various new build projects, extra floors, office spaces, or linked units can be realized. There is also often the possibility to add a mezzanine floor, extra installations, or charging facilities later. Inquire in advance about the expansion possibilities within the project.
The standard delivery varies per project, but usually consists of:
The exact delivery specifications are stated in the technical description.
Yes. In many new build projects, you can choose from various extra work options, such as an electric overhead door, underfloor heating, solar panels, or a charging station. This ensures the commercial unit aligns perfectly with your business operations.
With new builds, the purchase price is usually paid in installments. A portion is paid upon purchase, and then you pay construction installments as the construction progresses. The exact payment arrangement is included in the purchase/construction agreement.
With new builds, you usually enter into a purchase/construction agreement. This consists of two parts: the purchase of the land or the apartment right and the agreement with the contractor for the construction of the commercial unit. This specifies the price, planning, construction specifications, and guarantees.
Yes. New build commercial properties are generally sold including 21% VAT. In many cases, an entrepreneur can offset the VAT paid with the Tax Authorities, depending on the use of the property. Seek advice on this from your accountant or tax advisor.
New build commercial units meet the current requirements of the Buildings and Living Environment Decree (Bbl). They are well-insulated, energy-efficient, and often prepared for solar panels, heat pumps, and electric charging facilities. This results in lower energy costs and a future-proof commercial property.
The construction planning varies per project. On average, the realization of a multi-tenant business building takes between twelve and eighteen months from the start of construction. During the sales process, you will receive an indicative planning from the developer.
Yes. Many investors buy a commercial unit with the aim of leasing it out after delivery. It is wise to draw up a leasing strategy during construction so that the unit generates income as quickly as possible upon delivery.
The number of parking spaces varies per project and per type of commercial unit. The sales documentation states how many private parking spaces belong to the unit and which visitor parking spaces are available.
No, in most cases, residential use is not permitted. New build commercial units have a commercial zoning and are intended for businesses. Permanent residence is generally in conflict with the zoning plan and is not allowed.
Yes. A new build commercial unit can be sold at any time after delivery by the builder, unless specific contractual restrictions apply, for example with leasehold or certain project conditions. Modern commercial units generally maintain good marketability due to the persistent demand for quality commercial space.
GA Makelaars guides entrepreneurs and investors through the entire purchase process of new build commercial real estate. We advise on the location, the value, the contracts, the technical specifications, and the financing options. Thanks to our experience with new build projects, we ensure you make a well-considered investment and guide you from the first reservation to the delivery of your commercial unit.
