2026-04-01
Rotterdam, Venlo or Tilburg: Choosing the Right Dutch Logistics Hub
The major Dutch logistics regions compared on location, labour, transport links and availability, and how to choose between them.
Tenant Representation in the Netherlands: What a Warehouse Tenant’s Broker Does
TL;DR
- The broker on the “for rent” sign works for the owner. A tenant representative works only for you.
- The work covers the search, viewings, comparing offers, negotiating the lease and checking the building.
- It pays off most for a first Dutch lease, a tight deadline or a lease with a large total commitment.
- Before you hire one, ask who they work for and how they get paid, in writing.
What is tenant representation? A tenant representative is a commercial real estate broker who acts only for the company looking for space. In Dutch this is an aanhuurmakelaar. They search the market, compare options and negotiate the lease on your side, while the owner has their own broker. For a warehouse, that matters because almost every clause in a Dutch lease is open to negotiation.
Listing broker or tenant representative: what is the difference?
| Listing broker | Tenant representative | |
|---|---|---|
| Works for | The owner | The tenant |
| Goal | Let this building on the owner’s terms | Find the right building on your terms |
| Options shown | The owner’s building | Whatever fits across the market |
| Negotiates | Rent and terms for the owner | Rent, term, breaks, indexation and incentives for you |
A listing broker can be helpful and honest, but their duty is to the owner. If you call the number on the sign, nobody at the table is negotiating for you.
What does a tenant representative do?
- Define the brief: size, region, clear height, docks, power and budget.
- Search the market: listed space, and space that is coming available but not yet advertised.
- Arrange viewings and check the building: zoning, grid connection, floor load and maintenance.
- Compare offers on total cost over the term, not on headline rent. See what a warehouse really costs per month.
- Negotiate rent, rent-free months, term, break options, an indexation cap, security and reinstatement.
- Stay with you through the lease text and handover, with your lawyer where needed.
When does a tenant representative pay off?
- Your first lease in the Netherlands. Foreign companies meet the ROZ model lease, Dutch VAT rules and local market practice all at once.
- A tight deadline. Your lease ends, or you have outgrown your space, and suitable units are scarce.
- A large total commitment. Five years on 1,000 m² at €65/m² is €325,000 in rent before service charges. Small percentages matter.
- No time in-house. Most small companies lease a warehouse once every few years, while owners and their brokers do this all the time.
When might you not need one?
If you have already found the right unit, the lease is short and simple, and you have someone in-house who knows Dutch leases, a good lawyer may be all you need. A lawyer checks the contract, but usually does not search the market or negotiate the commercial terms.
What should you ask before you hire one?
- Who do you work for in this deal, and do you ever act for both sides?
- Do you also let or sell buildings that could fit my search? What happens then?
- How are you paid, by whom, and when? Is it in writing before you start?
- Who will actually do the work and be my contact?
- What do you know about my size band and region?
How does Staal Real Estate work?
You have one advisor from the first call to the keys: Tex Staal, with years in Dutch warehouse real estate, specialising in acquiring and leasing small hubs around the Netherlands. We also let and sell warehouses for owners, but never act for both sides in the same deal. If a building we let or sell fits your search, we tell you straight away. Our terms are simple: no lease, no fee, and the fee is agreed in writing before we begin.
Looking for space?Lease warehouse space with someone on your sideSend your size, region and timing. You get a reply within hours, usually, from the advisor who will do the work.Reviewed on 5 November 2026. General information, not legal advice.
Frequently asked questions
What is a tenant representative in real estate?
A commercial real estate broker who acts only for the company looking for space. They search the market, compare options and negotiate the lease on the tenant’s side. In the Netherlands this is called an aanhuurmakelaar.
Who pays a tenant representative in the Netherlands?
It depends on the agreement, so get it in writing before work starts. At Staal Real Estate the rule is no lease, no fee, and the fee is agreed in writing before we begin.
Do I need a broker to lease a warehouse in the Netherlands?
No, it is not required. It pays off most for a first Dutch lease, a tight deadline or a large total commitment. If you have the right unit already and a simple, short lease, a good lawyer may be enough.
Can a broker act for both landlord and tenant?
That creates a conflict of interest, so ask directly. At Staal Real Estate we never act for both sides in the same deal.
