How do you calculate the price per square meter?

You calculate the price per square foot by dividing the total rent by the number of square feet of office space. This calculation gives you a clear point of comparison between different office properties. Be sure to note whether you are calculating with gross or net square footage and what costs are included in the price. For a fair comparison, it is important to include all cost components in your calculation.

What is the price per square meter anyway?

The price per square meter is the standard unit of measurement in real estate to value and compare office space. This number tells you how much you pay for each square foot of floor space you rent. For businesses, this is an important metric because it gives direct insight into the cost efficiency of a location.

In real estate, this unit of measurement is used to compare apples to apples. A large 500-square-foot office may seem cheaper than a smaller 200-square-foot office, but the price per square foot tells the real story. This allows you to objectively determine which space offers the best value for your budget.

An important distinction that is often overlooked is the difference between gross and net floor area. Gross floor area (GFA) includes all space within the exterior walls, including corridors, restrooms and technical areas. Net floor area (NVO) includes only the actual usable office space. This difference can be as much as 15-20% of the total area, which has a significant impact on your effective cost per workspace.

How do you calculate the price per square meter?

The basic formula for calculating the price per square meter is surprisingly simple: divide the total rent by the number of square meters. For example, if you rent an office for €3,000 per month with 150 square meters, the price is €20 per square meter per month.

Let's elaborate with a concrete example. Suppose you are looking at a 250 m² office space with a monthly rent of €4,500. The calculation then becomes: €4,500 ÷ 250 m² = €18 per m² per month. To convert this to an annual rate, multiply by 12: €18 × 12 = €216 per m² per year.

To apply the formula correctly, there are some practical tips who help you:

• Always ask whether the price quoted is inclusive or exclusive of VAT
• Check whether service charges are included in the rent
• Verify whether you are calculating with gross or net square footage
• Be sure to compare apples to apples by converting all prices to the same time period (month or year)

When comparing different offers, it is useful to make a spreadsheet in which you put all the calculations side by side. That way you keep track and don't make calculation errors.

What costs are included in the price per square meter?

The price per square foot can have different cost components, depending on the type of lease. The bare rent is usually the basis, but there are often various items added to that. It is important to know exactly what is and is not included to avoid surprises later.

The most common cost components are:

• Bare rent: the basic rental price without additional services
• Service costs: maintenance, cleaning common areas, security
• Energy costs: heating, cooling, electricity
• Parking spaces: often priced separately per space
• Use common areas: reception, meeting rooms, canteen
• Internet and telephony: sometimes included, sometimes separate

The difference between all-in prices and bare rents can be significant. An all-in price may seem more expensive at first glance, but it provides certainty about your monthly costs. With a bare rent, various items are added, which can make the total cost higher than expected. For startups and small businesses, all-in prices often offer more convenience and predictability.

Pay particular attention to the fine print in the contract. For example, some landlords charge a flat fee for service charges, while others work with an advance payment and annual settlement. The latter can lead to unexpected back payments if the actual costs are higher.

What is the difference between gross and net square footage?

Gross floor area (GFA) includes all space within the exterior walls of a building, while net floor area (NVO) refers only to the actual usable office space. This difference is important for a fair price comparison between different office buildings.

A practical example makes this clear. Suppose you rent an office floor with a GLA of 300 m². From this is subtracted:

• Central hall and corridors: 30 m²
• Toilet groups: 15 m²
• Technical room and shafts: 10 m²
• Structural dynamics (walls, columns): 20 m²

You are then left with an NVO of 225 square meters, which means you can effectively use 75% of the gross area as office space. This percentage, also known as the efficiency ratio, varies greatly from building to building and can range between 70% and 85%.

To convert between gross and net square footage, you can use these rules of thumb:

• Modern office buildings: NVO is about 80-85% of GLA
• Older buildings: NVO is about 70-75% of BVO
• Always ask for a floor plan with dimensions
• When in doubt, measure yourself or have a professional do so

How many square meters of office space do you need?

Office space requirements depend on the number of employees, the type of work and the desired work environment. Modern office space guidelines have changed considerably in recent years with the rise of flex work and activity-based working.

To determine the space needed, you can use this modern standards persist:

• Traditional workplace: 10-12 m² per employee
• Flex workspace: 7-9 sq. ft. per employee
• Activity-based work: 6-8 sq. ft. per employee
• Meeting space: 2-3 m² per person
• Common areas: 20-30% of total area

With hybrid working, where employees work partly from home and partly in the office, you can count on an occupancy rate of 60-70%. This means that for 10 employees, you only need 6-7 workstations. Don't forget to schedule plenty of meeting rooms and informal consultation areas, because with hybrid working, people often come to the office for collaboration.

Additional spaces to include in your calculation are the pantry or kitchen, lockers for personal belongings, a reception area, and possibly a quiet room for concentrated work. Your company's growth plans also play a role: it is wise to consider 10-20% additional space for future expansion.

Why do prices per square meter vary so much?

Price differences in office space are determined by a combination of factors. Location is often the main price-determining factor, but the type of building, the amenities available and the flexibility of the contract also play a major role.

The main factors affecting the price are:

• Location: downtown versus outskirts of the city, accessibility by public transport
• Building type: new construction, listed building, or standard office building
• Amenities: reception, security, restaurant, gym
• Energy label: A-label buildings are more expensive but cheaper to operate
• Flexibility contract: short-term rent is more expensive per sq. ft.
• Market conditions: supply and demand in the region

Price differences between cities are significant. Office space in Amsterdam, especially in the city center or on the Zuidas, is significantly more expensive than in other cities. But you also see big differences within cities. An office on a main road is cheaper than a building in the historic center, while modern business parks again have their own price level.

If you are looking for office space in the capital, you should expect higher prices than the national average. The capital has a tight office market, especially for high-quality locations with good accessibility. Flexible office concepts can provide a solution here because they often use the available space more efficiently.

How do you compare different office spaces fairly?

For a fair comparison of office spaces, it is important to look beyond just the price per square foot. A systematic approach with a checklist helps you include all relevant aspects in your decision.

This practical checklist will help you compare:

• Exactly what costs are included in the rent?
• What is the minimum lease term and notice period?
• Are there indexation clauses in the contract?
• Which services are standard and which cost extra?
• How flexibly can you scale up or down?
• What are the building's opening hours?
• How many parking spaces are included?

To create an overall picture, it is helpful to create a comparison table. Put all options side by side with not only the cost, but also scores for location, amenities and flexibility. Give each aspect a weighting based on what is important to your business.

Also, don't forget to include hidden costs such as moving expenses, furnishing costs and any renovations. With flexible office solutions, these costs are often lower because the space is already fully furnished.

What are normal prices per square meter in the Netherlands?

Prices for office space in the Netherlands vary greatly by region, type of office and the amenities offered. It is important to know what prevailing prices are in your search area to assess whether an offer is reasonable.

Broadly speaking, you can expect the following price differences between different types of office space:

• Traditional offices with long-term leases tend to be most economical per square foot
• Flexible workplaces are in the mid-range in terms of price
• Coworking spaces are most expensive per square foot, but offer maximum flexibility
• Serviced offices sit between flexible workplaces and coworking

The region plays an important role in pricing. The Randstad has higher prices than other parts of the Netherlands, with Amsterdam and Utrecht leading the way. In the big cities, you pay not only for the square meters, but also for the accessibility, network and appearance of the location.

For companies that flexibility more important than the lowest price per square foot, modern office concepts offer interesting opportunities. You may pay more per square foot, but you have no long-term commitments and all facilities are included. This can be a smart choice especially for growing companies or project teams.

Can you negotiate the price per square meter?

Negotiating rent is certainly possible, but success depends on several factors. The state of the office market, how long a space has been vacant and your negotiating position as a tenant all play a role.

There is especially room for negotiation when:

• The space has been vacant for an extended period of time
• You want to enter into a longer lease
• You rent a larger area
• The market is wide (lots of supply, little demand)
• You can decide and draw quickly

In addition to the bare rent, there are other aspects you can negotiate. Consider a rent-free period at the start, a contribution to the furnishing costs, extra parking spaces at no extra cost, or more flexible termination terms. Sometimes you can achieve more by focusing on these points than on the price per square meter itself.

To properly prepare for the negotiation, it is smart to:

• Conduct market research on similar properties
• Set your maximum budget in advance
• Having multiple options in reserve
• Engage a real estate agent who knows the local market
• Think creatively about win-win solutions

Alternative ways to cut costs include sharing facilities with other tenants, choosing a slightly less central location, or accepting a space that still needs to be modified. Timing your search can also make a difference: at the end of a quarter, landlords are often more flexible to meet their targets.

Conclusion: this is how to make the best choice for your office space

Calculating the price per square foot is the basis for comparing office spaces, but it is only one aspect of the overall picture. Dividing the total rent by the number of square feet gives you a comparable number, but always pay attention to exactly what is included and whether you are calculating with gross or net square feet.

The key points to remember are:

• Always calculate all-in price per square meter for fair comparison
• Consider the difference between gross and net floor area
• Determine your space requirements based on modern standards and your method of operation
• Weigh all factors, not just price
• Negotiate smart by looking beyond just the rent

For businesses looking for transparently priced, flexible office solutions where all costs are clear, we at Co-Office offer the solution. Our all-inclusive prices per square meter give you instant insight into your monthly costs, with no hidden surprises. Want to learn more about our flexible office spaces and how we handle prices per square foot? Then take contact with us for a free consultation. For more information about the hiring process, you can also visit our complete guide to renting office space consult.