--- title: "Amsterdam vs Dublin: Class A office comparison" description: "Side-by-side Class A office comparison for Amsterdam and Dublin — rent, vacancy, talent, tax, lease norms, transit, and top submarkets." canonical: https://classa.info/compare/amsterdam-vs-dublin pageType: comparison lastUpdated: 2026-04-15T00:00:00.000Z license: "CC BY 4.0 with attribution to Class A Atlas (https://classa.info)." --- > Amsterdam ($54/sqft, 7.2% vacancy) and Dublin ($78/sqft, 14.3% vacancy) compete on different axes: Amsterdam on talent depth and Dublin on talent depth. ## TL;DR - Class A rent: Amsterdam $54/sqft vs Dublin $78/sqft. - Vacancy: Amsterdam 7.2% vs Dublin 14.3%. - Talent index: Amsterdam 86 vs Dublin 86. - Corporate tax: Amsterdam 25.8% vs Dublin 12.5%. - Premium flex/seat/month: Amsterdam $940 vs Dublin $720. # Amsterdam vs Dublin: Class A office comparison **Amsterdam ($54/sqft, 7.2% vacancy) and Dublin ($78/sqft, 14.3% vacancy) compete on different axes: Amsterdam on talent depth and Dublin on talent depth.** ## TL;DR - [Class A](/glossary/class-a) rent: Amsterdam $54/sqft vs Dublin $78/sqft. - Vacancy: Amsterdam 7.2% vs Dublin 14.3%. - Talent index: Amsterdam 86 vs Dublin 86. - Corporate tax: Amsterdam 25.8% vs Dublin 12.5%. - [Premium flex](/topics/lease-vs-flex)/seat/month: Amsterdam $940 vs Dublin $720. ## Market data side-by-side | Metric | Amsterdam | Dublin| | Region | EMEA | EMEA| | Country | Netherlands | Ireland| | Class A rent (USD/sqft/yr) | $54 | $78| | Class A rent (local) | 50 EUR | 65 EUR| | Vacancy | 7.2% | 14.3%| | Trend | rising | softening| | Prime yield | 4.5% | 4.8%| | Premium flex / seat / month (USD) | $940 | $720| | Submarkets covered | 4 | 5| | Corporate tax | 25.8% | 12.5%| ## Lease norms | Metric | Amsterdam | Dublin| | Typical term | 7 yrs | 10 yrs| | Typical rent-free | 12 mos | 12 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. | FRI (Full Repairing and Insuring) leases dominate. 10-year terms with tenant break options at year 5 standard. Free rent of 9-15 months and TI of €60-€110/sqm typical.| | Tax note | Headline corporate tax 25.8% (19% on first €200k). Innovation Box and participation exemption regimes are meaningful. | 12.5% headline corporate tax on trading income; 25% on passive income. Knowledge Development Box (KDB) effective 6.25% rate available for qualifying IP income. R&D tax credit at 30% supplements.| ## Talent | Metric | Amsterdam | Dublin| | Talent index (0–100) | 86 | 86| | Talent note | Strong English-fluent professional talent pool. Average all-in compensation indexes 86. | Deep tech, pharma, finance, and legal services talent. EU talent pool accessible without immigration friction. Strong feed from TCD, UCD, and the broader Irish university system.| ## Transit & commute **Amsterdam:** Schiphol Airport is 7 minutes by direct train from Zuidas. Strong S-Bahn equivalent (Sprinter / Intercity) coverage. **Dublin:** Dublin Bus, Luas tram (Red, Green Lines), DART rail. MetroLink under construction (target 2031). Dublin Airport is bus-served (no rail). The Docklands trophy core is Luas Red Line and DART-served. ## Top submarkets — Amsterdam - [**Zuidas**](/cities/amsterdam/zuidas) — [trophy tier](/topics/trophy-asset-selection) · €55/sqft/yr · ≈ $59.4 PSF/yr USD - [**Centrum & Canal Belt**](/cities/amsterdam/centrum-canal-belt) — prime tier · €60/sqft/yr · ≈ $64.8 PSF/yr USD - [**Houthavens & NDSM**](/cities/amsterdam/houthavens-ndsm) — prime tier · €42/sqft/yr · ≈ $45.4 PSF/yr USD ## Top submarkets — Dublin - [**Docklands & Grand Canal**](/cities/dublin/docklands-grand-canal) — trophy tier · €70/sqm/mo · ≈ $84.3 PSF/yr USD - [**CBD / St Stephen's Green**](/cities/dublin/cbd-st-stephens-green) — prime tier · €60/sqm/mo · ≈ $72.2 PSF/yr USD - [**Ballsbridge & Dublin 4**](/cities/dublin/ballsbridge-dublin-4) — prime tier · €56/sqm/mo · ≈ $67.4 PSF/yr USD ## Decision criteria ### Pick by cost Amsterdam is the cheaper Class A market on a USD basis. ### Pick by talent depth Talent data not available for comparison. ### Pick by tax Dublin has the lower headline corporate tax (12.5% vs 25.8%). Local incentives can change the effective rate materially. ### Pick by lease optionality Amsterdam typical term is 7 years with 12 months free; Dublin runs 10 years with 12 months free. ### Pick by transit Amsterdam: Schiphol Airport is 7 minutes by direct train from Zuidas. Strong S-Bahn equivalent (Sprinter / Intercity) coverage. Dublin: Dublin Bus, Luas tram (Red, Green Lines), DART rail. MetroLink under construction (target 2031). Dublin Airport is bus-served (no rail). The Docklands trophy core is Luas Red Line and DART-served. ## Run a 4-city comparison Score Amsterdam, Dublin and up to two more markets side-by-side on Class A rent, vacancy, talent, corporate tax, and premium flex pricing — all in USD. [**Run a 4-city comparison →**](/tools/city-comparator) ## Frequently asked questions ****Is Class A office cheaper in Amsterdam or Dublin?**** : Amsterdam is cheaper on a USD basis: $54/sqft vs $78/sqft. ****Which has better talent depth, Amsterdam or Dublin?**** : Roughly comparable. ****Which has more sublease availability, Amsterdam or Dublin?**** : Dublin carries higher vacancy (14.3% vs 7.2%) and therefore typically more [sublease](/topics/sublease-strategy)">sublease overhang. ****What lease term should I expect in Amsterdam vs Dublin?**** : Amsterdam typical term is 7 years with 12 months rent-free; Dublin typical term is 10 years with 12 months rent-free. ****How does transit and commuter access compare?**** : Amsterdam: Schiphol Airport is 7 minutes by direct train from Zuidas. Strong S-Bahn equivalent (Sprinter / Intercity) coverage. Dublin: Dublin Bus, Luas tram (Red, Green Lines), DART rail. MetroLink under construction (target 2031). Dublin Airport is bus-served (no rail). The Docklands trophy core is Luas Red Line and DART-served. ## 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) --- Citation: Source: Class A Atlas (https://classa.info/compare/amsterdam-vs-dublin), updated 2026-04-15T00:00:00.000Z.