Amsterdam ($55/sqft, 7.2% vacancy) and Berlin ($48/sqft, 7.4% vacancy) compete on different axes: Amsterdam on rent and tax and Berlin on talent depth.
Amsterdam ($55/sqft, 7.2% vacancy) and Berlin ($48/sqft, 7.4% vacancy) compete on different axes: Amsterdam on rent and tax and Berlin on talent depth.
| Metric | Amsterdam | Berlin |
|---|---|---|
| Region | EMEA | EMEA |
| Country | Netherlands | Germany |
| Class A rent (USD/sqft/yr) | $55 | $48 |
| Class A rent (local) | 50 EUR | 44 EUR |
| Vacancy | 7.2% | 7.4% |
| Trend | rising | flat |
| Prime yield | 4.5% | 4.3% |
| Premium flex / seat / month (USD) | $940 | $580 |
| Submarkets covered | 4 | 5 |
| Corporate tax | 25.8% | 30% |
| Metric | Amsterdam | Berlin |
|---|---|---|
| Typical term | 7 yrs | 5 yrs |
| Typical rent-free | 12 mos | 4 mos |
| Lease norms | Dutch leases run 5-10 years with break rights. Rent indexed to CPI annually. Servicekosten (operating expenses) billed separately. Bank guarantees of 3-6 months standard. | Net leases dominate. 5-10 year terms; tenants frequently negotiate break options at year 3 or 5. Free rent of 3-6 months on a 5-year deal; TI of €60-€100/sqm typical. |
| Tax note | Headline corporate tax 25.8% (19% on first €200k). Innovation Box and participation exemption regimes are meaningful. | 15% federal corporate income tax plus 5.5% solidarity surcharge plus Berlin trade tax (Gewerbesteuer) of about 14.35% for an effective combined rate of about 30%. |
| Metric | Amsterdam | Berlin |
|---|---|---|
| Talent index (0–100) | 86 | 88 |
| Talent note | Strong English-fluent professional talent pool. Average all-in compensation indexes 86. | Deepest tech and creative talent pool in Germany. Strong feed from TU Berlin, HU, FU, and the rapidly growing Hertie School. Multilingual talent base supports non-German European HQs. |
Amsterdam: Schiphol Airport is 7 minutes by direct train from Zuidas. Strong S-Bahn equivalent (Sprinter / Intercity) coverage.
Berlin: BVG U-Bahn (10 lines), S-Bahn (15 lines), tram, and bus. Berlin is highly walkable and U-Bahn-served. BER airport (opened 2020) is connected via the S-Bahn S9.
Berlin is the cheaper Class A market on a USD basis.
Berlin has the deeper talent index (88/100 vs 86/100).
Amsterdam has the lower headline corporate tax (25.8% vs 30%). Local incentives can change the effective rate materially.
Amsterdam typical term is 7 years with 12 months free; Berlin runs 5 years with 4 months free.
Amsterdam: Schiphol Airport is 7 minutes by direct train from Zuidas. Strong S-Bahn equivalent (Sprinter / Intercity) coverage. Berlin: BVG U-Bahn (10 lines), S-Bahn (15 lines), tram, and bus. Berlin is highly walkable and U-Bahn-served. BER airport (opened 2020) is connected via the S-Bahn S9.
Score Amsterdam, Berlin and up to two more markets side-by-side on Class A rent, vacancy, talent, corporate tax, and premium flex pricing — all in USD.
Reviewed by Samuel Okafor — EMEA contributing editor. Last updated 2026-04-15. See our methodology and editorial standards.