We compare published Dutch prices, check them regularly and explain where prices differ. These are national guide prices, not a quote; your own home is priced after a survey.
Price per m²: light, average or full renovation
The biggest factor is scope. Painting and a new floor is a different job from removing walls, new pipes and a new layout. A light refresh costs €300 to €600 per m², an average renovation at €600 to €1,200 and a full renovation at €1,200 to €2,000 or more, all excluding VAT.
Including VAT, a full renovation costs €800 to €2,000 per m². The top of that range looks the same as the figure above, but that figure excludes VAT and ends up higher once VAT is added. Always check whether a price is quoted with or without VAT (btw).
Why prices differ
Dutch cost guides rarely measure the same thing. Some quote excluding VAT, others including it. Some quote a whole renovation, others a single component. In our research we also saw €50 to €200 per m²; that concerns separate components, not a whole renovation, so we do not use it.
Hourly rates show the same effect. A contractor or building coordinator charges €50 to €85 per hour excluding VAT, while a tradesperson charges €35 to €55 per hour without materials and travel. The difference is probably who you count: a coordinating contractor or a single tradesperson.
Why Amsterdam costs more
Labour in the Randstad, the urban west of the Netherlands that includes Amsterdam, is 10 to 20% more expensive than elsewhere. Amsterdam adds practical costs: narrow streets, little space for a skip, stairs instead of a lift, and permits for anything placed on the street.
Older buildings add risk. Behind walls and under floors you regularly find old pipes, rot or asbestos, and on wooden piles the foundation can become part of the job. Keep a buffer of 10 to 15% for the unexpected; in an old Amsterdam building that is not a luxury.
VAT: 9% or 21%
Dutch VAT (btw) on building work is not one rate. Painting a home older than 2 years falls under the reduced 9% rate, including materials and preparation. Replacing windows, doors and frames falls under 21%, as does repairing the surface with new replacement parts.
A quote with mixed work can therefore carry both rates. Compare quotes on the total including VAT, not on the net amount.
Costs that are often left out
If your plan needs an omgevingsvergunning (building permit), Amsterdam has charged two separate fees over the same construction costs since 1 October 2026: 0.76% for the technical part (minimum €100) and 1.81% for the planning part (minimum €233). Deviating from the omgevingsplan costs €565.50 for a small deviation and €5,655 in other cases. The guide prices above do not include these fees.
- Permit fees and, if you deviate from the omgevingsplan, the fee for that deviation (since 1 October 2026 welstand has no fee of its own)
- Architect, structural engineer and drawings
- Adjusting your ground lease (erfpacht) contract: Amsterdam asks for this when you renovate or change the use of a building
- Unforeseen defects in the structure or foundation
- Kitchen appliances, sanitary ware and furniture you choose yourself
- Living elsewhere during the works
Price indications
| What | Range |
|---|---|
| Light renovation (refresh, no structural work) | €300 – €600 per m², excl. VAT |
| Average renovation | €600 – €1,200 per m², excl. VAT |
| Full renovation | €1,200 – €2,000+ per m², excl. VAT |
| Full home renovation | €800 – €2,000 per m², incl. VAT and labour |
| Complete home renovation | €60,000 – €150,000+ per home, incl. VAT |
| Complete bathroom renovation 5–10 m², including basic sanitary ware and tiles | €8,500 – €15,000 per bathroom |
| Complete new kitchen, average, including fitting and appliances | €8,000 – €15,000 per kitchen |
| Rear extension, standard finish (plastering, electrics, underfloor heating) | €3,000 – €3,800 per m², incl. VAT |
Checked on 18-09-2026. Indications, not a quote.