The Dutch office market is undergoing a rapid transformation. From hybrid working and stricter sustainability regulations to shifting workforce demographics, the factors shaping occupier preferences are more complex than ever. But one priority is becoming increasingly clear: accessibility.

In our latest report, “All Change: Offices on Track for the Future”, Savills investigates how proximity to train stations impacts office performance - and the findings are compelling.

1. Location near stations drives rent premiums

On average, office buildings located within 750 metres of a station command rents that are 29.5% higher than those further away. The gap is even wider in cities like Utrecht (54%) and Amsterdam (39%). This is closely linked to the preferences of younger workers, who are 2–3 times more likely to commute by train. In the ongoing talent war, that makes rail accessibility a decisive factor for employers.

2. Modern, sustainable and future-readyM/h2>

Offices near stations tend to be newer and greener. Since 2016, the proportion of BREEAM ‘Outstanding’ buildings in station hubs has more than doubled. Additionally, 24% of all A++++ buildings are now located in these areas. These buildings are better positioned to meet the requirements of new EU legislation, including the Energy Performance of Buildings Directive (EPBD) and the Corporate Sustainability Reporting Directive (CSRD).

3. Strong demand, limited supply

While the total office stock near stations is limited (11 million sq m vs. 38 million sq m elsewhere), occupier demand in these areas remains strong and stable. This has translated into increased investor interest. In 2024, the average transaction price in station areas was €3,000 per sq m, compared to €2,500 in non-station areas — despite challenging market liquidity.

4. Strategic implications

For employers, being near a station isn’t just about convenience — it’s part of the employee value proposition. For investors, well-connected assets offer more resilience, stronger rental growth and lower vacancy levels. And for public authorities, the findings reinforce the importance of prioritising infrastructure-linked urban development.

Explore the full report here.