Amsterdam ($55/sqft, 7.2% vacancy) and Lisbon ($30/sqft, 7.8% vacancy) compete on different axes: Amsterdam on talent depth and Lisbon on rent and tax.
Amsterdam ($55/sqft, 7.2% vacancy) and Lisbon ($30/sqft, 7.8% vacancy) compete on different axes: Amsterdam on talent depth and Lisbon on rent and tax.
| Metric | Amsterdam | Lisbon |
|---|---|---|
| Region | EMEA | EMEA |
| Country | Netherlands | Portugal |
| Class A rent (USD/sqft/yr) | $55 | $30 |
| Class A rent (local) | 50 EUR | 28 EUR |
| Vacancy | 7.2% | 7.8% |
| Trend | rising | rising |
| Prime yield | 4.5% | 5.4% |
| Premium flex / seat / month (USD) | $940 | $480 |
| Submarkets covered | 4 | 5 |
| Corporate tax | 25.8% | 21% |
| Metric | Amsterdam | Lisbon |
|---|---|---|
| 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. 5-year terms with optional renewal standard. Free rent of 3-5 months and TI of €50-€90/sqm typical. |
| Tax note | Headline corporate tax 25.8% (19% on first €200k). Innovation Box and participation exemption regimes are meaningful. | 21% Portuguese corporate income tax (IRC) plus municipal surcharge of up to 1.5% plus state surcharge for large profits. IFICI regime for inbound qualifying talent provides reduced personal income tax. |
| Metric | Amsterdam | Lisbon |
|---|---|---|
| Talent index (0–100) | 86 | 78 |
| Talent note | Strong English-fluent professional talent pool. Average all-in compensation indexes 86. | Deep tech, BPO, and creative talent. Strong feed from Universidade de Lisboa, Universidade Nova, and ISCTE. English-fluent professional base supports international corporate HQs. |
Amsterdam: Schiphol Airport is 7 minutes by direct train from Zuidas. Strong S-Bahn equivalent (Sprinter / Intercity) coverage.
Lisbon: Metropolitano de Lisboa (4 lines), CP suburban rail, and bus. Lisbon Airport (LIS) is on Metro Red Line (~20 minutes to Saldanha). New airport (Alcochete) under planning.
Lisbon is the cheaper Class A market on a USD basis.
Amsterdam has the deeper talent index (86/100 vs 78/100).
Lisbon has the lower headline corporate tax (21% vs 25.8%). Local incentives can change the effective rate materially.
Amsterdam typical term is 7 years with 12 months free; Lisbon 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. Lisbon: Metropolitano de Lisboa (4 lines), CP suburban rail, and bus. Lisbon Airport (LIS) is on Metro Red Line (~20 minutes to Saldanha). New airport (Alcochete) under planning.
Score Amsterdam, Lisbon 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.