A Foreign Company’s Guide to Leasing Warehouse Space in the Netherlands

Dutch warehouse leases run on the standardised ROZ model, and almost everything in it is negotiable. What decides a good signature is the structure, not the headline rent: break options, CPI-indexation caps, service-charge scope and reinstatement. The Netherlands is one of Europe’s most efficient logistics markets and one of its most particular, here is what to scrutinise before you commit.

The ROZ model: the default you’ll be offered

Most Dutch industrial leases are based on the ROZ model (Raad voor Onroerende Zaken), a standardised contract written, historically, from the landlord’s perspective. It works, but almost everything in it is negotiable, and landlords expect informed tenants to negotiate it. Key points to scrutinise:

• Term and break options. 5 + 5 years is common, but growing operations often need a break at year three, or expansion rights in the same park. Both are achievable in the right market conditions, provided you ask before heads of terms.
• Indexation. Dutch rents index annually to CPI. After the inflation spikes of recent years, caps on annual indexation (for example 3–4%) have become a realistic ask.
• Service charges. Understand exactly what the landlord recharges. On logistics parks, items like security, landscaping and sprinkler maintenance can add materially to occupancy cost.
• Reinstatement. What you must remove or restore at lease end (racking, mezzanines, office fit-out) should be agreed in writing at the start, not argued about at the end.

Incentives: where the real deal lives

Headline rents in prime Dutch logistics are public knowledge; incentives are not. Rent-free periods, phased rent, and landlord contributions to fit-out vary enormously with the asset, the landlord’s situation, and how your covenant is presented. A well-prepared international tenant, with a clear requirement, credible financials and proper representation, routinely secures terms a cold inquiry never sees.

The practical checklist

1. Define the operational requirement first: clear height, floor load, docks per 1,000 m², power, office ratio, parking.
2. Check zoning (bestemmingsplan) and any environmental permit requirements for your activity.
3. Model total occupancy cost (rent, service charges, energy, municipal taxes), not just rent per m².
4. Negotiate the ROZ deviations in heads of terms, before lawyers are involved.
5. Document handover condition thoroughly; it defines your reinstatement liability.

STAAL represents tenants only. If you’re planning a Dutch entry or expansion, we’ll tell you what the market will actually give you, before you’re committed.

Frequently asked questions