--- title: "Houthavens & NDSM, Amsterdam — Class A submarket" description: "Northern waterfront creative cluster." canonical: https://classa.info/cities/amsterdam/houthavens-ndsm pageType: neighborhood lastUpdated: 2026-04-15T00:00:00.000Z license: "CC BY 4.0 with attribution to Class A Atlas (https://classa.info)." --- > Houthavens & NDSM is a prime-tier Class A submarket of Amsterdam with average asking rent around €42/sqft/yr · ≈ $45.4 PSF/yr USD. ## TL;DR - Northern waterfront creative cluster. - Prime tier — ~€42/sqft/yr. - Strong Class A inventory. # Houthavens & NDSM, Amsterdam — Class A submarket *Northern waterfront creative cluster.* · Tier: prime · Avg rent: €42/sqft/yr · ≈ $45.4 PSF/yr USD ## TL;DR - Northern waterfront creative cluster. - Prime tier — ~€42/sqft/yr. - Strong [Class A](/glossary/class-a) inventory. ## Overview Houthavens and NDSM together form Amsterdam's northern waterfront creative cluster — converted industrial stock plus new ground-up timber-frame Class A. ## Tenant profile Tech, media, design, sustainability-led tenants. ## Typical specification 20–40,000 sqft floor plates available across newer Class A stock. ## Transit Houthavens ferry, NDSM ferry to Centraal. Multi-modal transit with high commute capture from the city's professional catchment. ## Amenities NDSM-werf cultural district, IJ riverfront. ## Comparable buildings - **HAUT (timber high-rise)** [](https://www.google.com/maps/search/?api=1&query=HAUT%20(timber%20high-rise)%2C%20Amstelkwartier%2C%201096%20Amsterdam%2C%20Houthavens%20%26%20NDSM%2C%20Amsterdam%2C%20Netherlands&query_place_id=ChIJWcrwzPILxkcRByzNn1FGhgo) - **Pontsteiger** [](https://www.google.com/maps/search/?api=1&query=Pontsteiger%2C%20Pontsteiger%201%2C%201014%20BR%20Amsterdam%2C%20Houthavens%20%26%20NDSM%2C%20Amsterdam%2C%20Netherlands&query_place_id=ChIJSY0UEuoJxkcRmwBh0I6jXJA) ## Where Houthavens & NDSM sits in Amsterdam Houthavens & NDSM is one of 4 Class A submarkets we cover in Amsterdam, classified as prime tier with an average asking rent around €42/sqft/yr · ≈ $45.4 PSF/yr USD. Compared with the broader Amsterdam Class A stock, Houthavens & NDSM typically attracts Tech, media, design, sustainability-led tenants and competes most directly with the city's other prime submarkets on building specification, transit access, and [amenitisation](/glossary/amenitisation). Adjacent submarkets to study alongside Houthavens & NDSM: [Zuidas](/cities/amsterdam/zuidas), [Centrum & Canal Belt](/cities/amsterdam/centrum-canal-belt), [Houthavens & Noord](/cities/amsterdam/houthavens-noord). The full Amsterdam submarket atlas is at [/cities/amsterdam](/cities/amsterdam). ## Topic deep-dives for Houthavens & NDSM For an institutional Class A occupier evaluating Houthavens & NDSM, the highest-leverage analyses to commission next are the rent benchmark, the concession-package comparable, and the ESG performance baseline. Class A Atlas covers each as a dedicated topic page for this submarket: - [Houthavens & NDSM — ](/cities/amsterdam/houthavens-ndsm/rents-and-availability) - [Houthavens & NDSM — ](/cities/amsterdam/houthavens-ndsm/tenant-profile) - [Houthavens & NDSM — ](/cities/amsterdam/houthavens-ndsm/transit-and-commute) - [Houthavens & NDSM — ](/cities/amsterdam/houthavens-ndsm/amenity-and-lifestyle) - [Houthavens & NDSM — ](/cities/amsterdam/houthavens-ndsm/trophy-and-comparables) - [Houthavens & NDSM — ](/cities/amsterdam/houthavens-ndsm/fit-out-and-spec) ## Related glossary Terminology specific to Amsterdam Class A leasing and to the prime tier: [Class A](/glossary/class-a), [Trophy asset](/glossary/trophy-asset), [Effective rent](/glossary/effective-rent), [Concession package](/glossary/concession-package), [TI allowance](/glossary/ti-allowance), [Submarket tier](/glossary/submarket-tier). ## Editorial provenance Reviewed by [**Samuel Okafor**](/about/authors/samuel-okafor) — EMEA contributing editor. Last updated 2026-04-15. See our [methodology](/about/methodology) and [editorial standards](/about/editorial-standards). ### Primary sources for this page - [CBRE Marketview reports](https://www.cbre.com/insights) — CBRE - [JLL Office Insight](https://www.jll.com/en/trends-and-insights) — JLL - [Cushman & Wakefield Marketbeat](https://www.cushmanwakefield.com/en/insights) — Cushman & Wakefield - [Savills World Research](https://www.savills.com/research_articles/) — Savills - [Colliers Global Office Outlook](https://www.colliers.com/en/research) — Colliers [Full sources index](/about/sources) · [Submit a correction](/about/corrections) ## Related topics - [**Class A Lease Negotiation**](/topics/class-a-lease-negotiation) — How to negotiate a Class A office lease — the playbook from LOI to signed deal. - [**Hybrid Workplace Strategy**](/topics/hybrid-workplace-strategy) — How to size, structure, and lease a Class A office for a hybrid workforce. - [**ESG / LEED for Tenants**](/topics/esg-leed-tenants) — How tenants evaluate, negotiate, and report on ESG performance in a Class A office lease. - [**Cross-border Expansion**](/topics/cross-border-expansion) — How to run a coordinated Class A office search across multiple geographies. - [**Fit-out Capex**](/topics/fit-out-capex) — How to budget, sequence, and govern Class A office [fit-out](/topics/fit-out-capex)">fit-out capex. - [**Lease vs Flex**](/topics/lease-vs-flex) — When premium flex (coworking, [managed office](/glossary/managed-office)) beats a conventional Class A lease — and vice versa. --- Citation: Source: Class A Atlas (https://classa.info/cities/amsterdam/houthavens-ndsm), updated 2026-04-15T00:00:00.000Z.