The Dutch office market was in full transition. After years in which growth had been the central focus, 2025 increasingly became a year of restructuring: fewer square meters, but higher-quality office space. Companies began to set different requirements than before, and this had major consequences for vacancy rates, locations, and the way offices were being used. Data from ING, Statistics Netherlands (CBS), and the Dutch Association of Real Estate Agents (NVM) showed that the market was clearly moving toward sustainable, flexible, and well-connected work environments.
The number of office buildings continued to decline
As of January 1, 2025, the Netherlands counted a total of 93,770 buildings with an office function. Notably, this number had been slowly decreasing for years. Ten years earlier, in 2013, there were still more than 96,500 office buildings. Total office floor space was also declining. ING reported that since 2022 a downward trend had become visible, and that total office space in the Netherlands amounted to approximately 57.5 million m² on January 1, 2025
This decrease was an important signal: the office market was no longer growing automatically in volume, but was mainly changing in function. Outdated buildings disappeared or were repurposed, while modern office concepts gained ground.
Offices became increasingly concentrated in the G5 cities
Office space remained heavily concentrated in the Netherlands’ largest cities. More than 20% of all office buildings were located in one of the so-called G5 cities: Amsterdam, Rotterdam, The Hague, Eindhoven, and Utrecht. When measured by floor area, as much as 28% of all office space was located in these five cities.This meant that the largest office buildings were primarily situated in major urban centers. Amsterdam and The Hague stood out in particular. ING also observed that the share of office floor space in the G5 grew again in 2024.
Vacancy declined toward a healthy market balance
Despite changing work patterns, vacancy rates did not rise they actually declined. According to CBS, around 7,600 office properties were vacant on January 1, 2025, representing 8% of the total stock. When vacancy was measured in square meters, the percentage was even lower: only 5.3% of total office floor space. This level was close to the so-called frictional vacancy rate of 5–6%, a healthy margin necessary for relocations and renovations.
Hybrid working remained the main driver
One of the most important themes in 2025 was hybrid working. ING reported that in 2024, 19.4% of all working hours were still worked from home, meaning hybrid work had become a structural part of the workweek. This had direct consequences for the office market. Organizations leased fewer square meters but demanded much higher quality from the space they did use. In 2025, the office increasingly became less of a place for individual work and more a hub for:
- Collaboration
- Culture and connection
- Innovation
- Meeting and interaction
This development was expected to continue into 2026, with growing demand for inspiring workplaces.
Demand shifted toward sustainable and accessible office space
Modern users were no longer simply looking for an office, but for a sustainable work environment aligned with ESG goals and changing work patterns.
ING emphasized that regulations such as the Corporate Sustainability Reporting Directive (CSRD) encouraged companies to choose future-proof office space.
Sustainability also became a strict requirement. Since January 1, 2023, offices larger than 100 m² have been required to have at least an energy label C in order to be legally rented out. ING reported that 82% of total office floor space now meets this standard.
Accessibility was equally essential. Locations near public transport hubs remained popular, partly due to the tight labor market.
Flexible office space was rapidly gaining popularity
Flexibility was one of the most visible trends in 2025. ING showed that no less than 87% of recent office transactions involved spaces between 500 and 2,500 m². Accounting regulation IFRS 16 also played a role: lease obligations must appear on company balance sheets, encouraging businesses to avoid long-term rental contracts.
NVM saw growing activity, but the market remained divided
The Dutch Association of Real Estate Agents (NVM) confirmed that the office market was moving again. In the third quarter of 2025, 200,600 m² of office space was taken up, an increase of 16% compared to the same quarter in 2024. The five largest office cities accounted for 39% of all transactions. At the same time, the overall picture remained mixed. NVM reported that total office take-up in 2025 so far was still 12% lower than in 2024, and that there was still a significant amount of long-term supply available, particularly in less attractive locations. A clear divide emerged: modern, sustainable offices in prime locations remained in high demand, while older buildings became increasingly difficult to lease.
2025 was the year of quality and flexibility
The Dutch office market shifted from quantity to quality. Hybrid working, sustainability requirements, and changing lease preferences made companies more critical than ever. It was no longer just about space, but about location, health, flexibility, and long-term future readiness. That is why it became more important than ever to have quick insight into the current availability of modern office solutions.
