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Webshops, wholesalers, installers and international teams opening a first Dutch base usually need 500 to 1,500 m². This is the size the large agencies tend to overlook, and the one where a good search and a sharp lease make the biggest difference.
I have spent years in Dutch warehouse real estate, and my specialism is acquiring and leasing small hubs around the Netherlands. At 500 to 1,500 m² the details weigh heaviest, and they are exactly what gets skipped when nobody is negotiating for you. This is what I check and negotiate:
- The real cost per m². Small units carry a higher rent per m² than big boxes, and service charges on a multi-let park can add a lot. I compare the all-in cost, not the headline rent.
- The term and the break. Five years is the usual opening ask. At this size a shorter first term or a break option is often negotiable, and it keeps a growing business flexible.
- Indexation. Under the standard ROZ lease the rent rises with inflation every year. A cap protects you in a high-inflation year.
- Service charges. What they cover, how they are settled each year, and whether you pay for shared security, landscaping or a park manager.
- Your activity. Storage, a webshop, a workshop or light assembly: I check that the omgevingsplan allows it before you sign.
- Doors, height and yard. Whether a full trailer can turn and unload, and the clear height you can actually use. Listings are often optimistic, so I measure.
- Reinstatement. What you must remove or restore when you leave, recorded in a handover report with photos at the start.
Small units are spread across every town’s business park, not only the big logistics hubs. Most come from four sources:
- Multi-let business parks. Rows of units under one roof, with a shared yard and service charges.
- Part of a larger hall. An owner splits off a section with its own door and meter.
- Owner-occupier units. Let when a local company moves or retires, often without ever being advertised.
- New business units. Developers build rows of small units, mostly for sale to owner-users and some to let.
In the Randstad, around Schiphol and Amsterdam, small units are scarce and expensive. In Brabant, Gelderland and Limburg there is usually more choice; see the Dutch logistics regions.
Rents per m² run higher for small units than for large distribution centres, because the building costs more per m² to build and manage. Budget the rent plus service charges, energy and municipal taxes, and compare units on that all-in figure. Indicative rents by region are in our 2026 rent guide.
Small units are also for sale, from existing halls to new business units sold to owner-users. On an existing building the buyer pays 10.4% transfer tax in 2026; on a new unit sold within two years of first use, 21% VAT instead. See how we help you buy a warehouse.
Intake
Your operation as a brief: size from 500 m², office, doors, clear height, power, location, timing and budget.
Market search
Listed units and the ones that never reach the portals, through owners and local contacts.
Shortlist & viewings
Only the units worth your time, viewed with you, or on your behalf with photo and video if you’re abroad.
Suitability advice
Condition, zoning, power, access, service charges and the all-in cost of every serious option.
Negotiation
Rent, term, break option, indexation cap, incentives and service charges, on your side only.
Documentation & handover
Through signing to the keys, with a handover report so you don’t pay for someone else’s damage.
Small warehouses for rent in the Netherlands
What counts as a small warehouse in the Netherlands?
Roughly 500 to 1,500 m²: a hall with an office and staff facilities, one or two loading doors and some yard. Most are business units (bedrijfshallen) on a local business park rather than boxes on the big logistics parks. Below 500 m², self-storage and business centres take over.
Can you find a warehouse under 500 m²?
No. We work with companies from 500 m², because that is where a search and a negotiation pay for themselves. For a smaller unit, a self-storage provider, a business centre or a multi-let unit on the listing portals is the better route.
How much does it cost to rent a small warehouse?
Indicative prime warehouse rents in 2026 run from about €55 to €72 per m² per year in secondary regions to €95 to €125 around Schiphol and Amsterdam. Small units sit above those figures per m², and service charges, energy and municipal taxes come on top. See warehouse rents by region.
How long is a lease for a small warehouse?
For warehouse space the term is free to agree. Landlords commonly ask for five years, often with a five-year extension, under the ROZ model lease. For a small unit, a shorter first term or a break option is often negotiable, and for a growing business that is worth more than a small rent reduction.
Can I rent a small warehouse with office space?
Yes. Most small Dutch units combine the hall with an office, a kitchen and toilets, often on a mezzanine. Tell us how many desks you need and we include it in the search.
Can a foreign company rent a small warehouse in the Netherlands?
Yes. Landlords expect a registered company (a Dutch BV or a registered branch with a KvK number) and usually a Dutch business bank account for the deposit and rent. If you are still setting up, we time the search around it. See getting set up to lease.
What does your service cost?
No lease, no fee. You only pay if you sign for a space we found or negotiated for you, and part of the fee depends on what we negotiate off the landlord’s first offer, so we only earn more when you pay less.
What small units cost, how Dutch leases work and what to arrange before you sign.
- Warehouse rent prices in the Netherlands, by region (2026)
- The ROZ lease explained, clause by clause
- Short-term warehouse space: your options
- Getting set up to lease: KvK, a Dutch bank account & what landlords require
- Light-industrial and production units, from 500 m²
- Larger space? Lease warehouse space from 500 m² to XXL
