Amsterdam ($55/sqft, 7.2% vacancy) and Warsaw ($270/sqft, 11.4% vacancy) compete on different axes: Amsterdam on talent depth and Warsaw on rent and tax.
Amsterdam ($55/sqft, 7.2% vacancy) and Warsaw ($270/sqft, 11.4% vacancy) compete on different axes: Amsterdam on talent depth and Warsaw on rent and tax.
| Metric | Amsterdam | Warsaw |
|---|---|---|
| Region | EMEA | EMEA |
| Country | Netherlands | Poland |
| Class A rent (USD/sqft/yr) | $55 | $270 |
| Class A rent (local) | 50 EUR | 1080 PLN |
| Vacancy | 7.2% | 11.4% |
| Trend | rising | rising |
| Prime yield | 4.5% | 5.6% |
| Premium flex / seat / month (USD) | $940 | $380 |
| Submarkets covered | 4 | 5 |
| Corporate tax | 25.8% | 19% |
| Metric | Amsterdam | Warsaw |
|---|---|---|
| Typical term | 7 yrs | 5 yrs |
| Typical rent-free | 12 mos | 6 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 (tenant pays opex, taxes, insurance separately). 5-7 year terms standard. Free rent of 4-9 months and TI of PLN 250-400/sqm typical. |
| Tax note | Headline corporate tax 25.8% (19% on first €200k). Innovation Box and participation exemption regimes are meaningful. | 19% Polish corporate income tax (CIT). 9% reduced rate for small taxpayers. R&D tax credit available. Estonian-style CIT regime available for SMEs. |
| Metric | Amsterdam | Warsaw |
|---|---|---|
| Talent index (0–100) | 86 | 80 |
| Talent note | Strong English-fluent professional talent pool. Average all-in compensation indexes 86. | Deepest tech, banking, and business services talent in Central Europe. Strong feed from University of Warsaw, Warsaw University of Technology, and Warsaw School of Economics. Polish-English bilingual professional base. |
Amsterdam: Schiphol Airport is 7 minutes by direct train from Zuidas. Strong S-Bahn equivalent (Sprinter / Intercity) coverage.
Warsaw: Warsaw Metro (M1, M2 lines), tram, and bus. SKM commuter rail. Warsaw Chopin Airport is connected via SKM commuter rail (~25 minutes). Modlin Airport serves low-cost carriers.
Amsterdam is the cheaper Class A market on a USD basis.
Amsterdam has the deeper talent index (86/100 vs 80/100).
Warsaw has the lower headline corporate tax (19% vs 25.8%). Local incentives can change the effective rate materially.
Amsterdam typical term is 7 years with 12 months free; Warsaw runs 5 years with 6 months free.
Amsterdam: Schiphol Airport is 7 minutes by direct train from Zuidas. Strong S-Bahn equivalent (Sprinter / Intercity) coverage. Warsaw: Warsaw Metro (M1, M2 lines), tram, and bus. SKM commuter rail. Warsaw Chopin Airport is connected via SKM commuter rail (~25 minutes). Modlin Airport serves low-cost carriers.
Score Amsterdam, Warsaw 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.