--- title: "Amsterdam vs Warsaw: Class A office comparison" description: "Side-by-side Class A office comparison for Amsterdam and Warsaw — rent, vacancy, talent, tax, lease norms, transit, and top submarkets." canonical: https://classa.info/compare/amsterdam-vs-warsaw 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 Warsaw ($25/sqft, 11.4% vacancy) compete on different axes: Amsterdam on talent depth and Warsaw on rent and tax. ## TL;DR - Class A rent: Amsterdam $54/sqft vs Warsaw $25/sqft. - Vacancy: Amsterdam 7.2% vs Warsaw 11.4%. - Talent index: Amsterdam 86 vs Warsaw 80. - Corporate tax: Amsterdam 25.8% vs Warsaw 19%. - Premium flex/seat/month: Amsterdam $940 vs Warsaw $380. # Amsterdam vs Warsaw: Class A office comparison **Amsterdam ($54/sqft, 7.2% vacancy) and Warsaw ($25/sqft, 11.4% vacancy) compete on different axes: Amsterdam on talent depth and Warsaw on rent and tax.** ## TL;DR - [Class A](/glossary/class-a) rent: Amsterdam $54/sqft vs Warsaw $25/sqft. - Vacancy: Amsterdam 7.2% vs Warsaw 11.4%. - Talent index: Amsterdam 86 vs Warsaw 80. - Corporate tax: Amsterdam 25.8% vs Warsaw 19%. - [Premium flex](/topics/lease-vs-flex)/seat/month: Amsterdam $940 vs Warsaw $380. ## Market data side-by-side | Metric | Amsterdam | Warsaw| | Region | EMEA | EMEA| | Country | Netherlands | Poland| | Class A rent (USD/sqft/yr) | $54 | $25| | Class A rent (local) | 50 EUR | 1080 PLN| | Vacancy | 7.2% | 11.4%| | Trend | rising | rising| | Prime yield | 4.5% | 5.6%| | Premium flex / seat / month (USD) | $940 | $380| | Submarkets covered | 4 | 5| | Corporate tax | 25.8% | 19%| ## Lease norms | Metric | Amsterdam | Warsaw| | Typical term | 7 yrs | 5 yrs| | Typical rent-free | 12 mos | 6 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. | Net leases (tenant pays opex, taxes, insurance separately). 5-7 year terms standard. Free rent of 4-9 months and TI of PLN 250-400/sqm typical.| | Tax note | Headline corporate tax 25.8% (19% on first €200k). Innovation Box and participation exemption regimes are meaningful. | 19% Polish corporate income tax (CIT). 9% reduced rate for small taxpayers. R&D tax credit available. Estonian-style CIT regime available for SMEs.| ## Talent | Metric | Amsterdam | Warsaw| | Talent index (0–100) | 86 | 80| | Talent note | Strong English-fluent professional talent pool. Average all-in compensation indexes 86. | Deepest tech, banking, and business services talent in Central Europe. Strong feed from University of Warsaw, Warsaw University of Technology, and Warsaw School of Economics. Polish-English bilingual professional base.| ## Transit & commute **Amsterdam:** Schiphol Airport is 7 minutes by direct train from Zuidas. Strong S-Bahn equivalent (Sprinter / Intercity) coverage. **Warsaw:** Warsaw Metro (M1, M2 lines), tram, and bus. SKM commuter rail. Warsaw Chopin Airport is connected via SKM commuter rail (~25 minutes). Modlin Airport serves low-cost carriers. ## 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 — Warsaw - [**Wola**](/cities/warsaw/wola) — trophy tier · PLN 1,100/sqm/yr · ≈ $25.5 PSF/yr USD - [**Centrum (CBD)**](/cities/warsaw/centrum-cbd) — prime tier · PLN 1,000/sqm/yr · ≈ $23.2 PSF/yr USD - [**Powiśle & Praga**](/cities/warsaw/powisle-praga) — prime tier · PLN 800/sqm/yr · ≈ $18.6 PSF/yr USD ## Decision criteria ### Pick by cost Warsaw is the cheaper Class A market on a USD basis. ### Pick by talent depth Amsterdam has the deeper talent index (86/100 vs 80/100). ### Pick by tax Warsaw has the lower headline corporate tax (19% 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; Warsaw runs 5 years with 6 months free. ### Pick by transit Amsterdam: Schiphol Airport is 7 minutes by direct train from Zuidas. Strong S-Bahn equivalent (Sprinter / Intercity) coverage. Warsaw: Warsaw Metro (M1, M2 lines), tram, and bus. SKM commuter rail. Warsaw Chopin Airport is connected via SKM commuter rail (~25 minutes). Modlin Airport serves low-cost carriers. ## Run a 4-city comparison Score Amsterdam, Warsaw 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 Warsaw?**** : Warsaw is cheaper on a USD basis: $25/sqft vs $54/sqft. ****Which has better talent depth, Amsterdam or Warsaw?**** : Amsterdam indexes higher on talent depth (86 vs 80). ****Which has more sublease availability, Amsterdam or Warsaw?**** : Warsaw carries higher vacancy (11.4% vs 7.2%) and therefore typically more [sublease](/topics/sublease-strategy)">sublease overhang. ****What lease term should I expect in Amsterdam vs Warsaw?**** : Amsterdam typical term is 7 years with 12 months rent-free; Warsaw typical term is 5 years with 6 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. Warsaw: Warsaw Metro (M1, M2 lines), tram, and bus. SKM commuter rail. Warsaw Chopin Airport is connected via SKM commuter rail (~25 minutes). Modlin Airport serves low-cost carriers. ## 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-warsaw), updated 2026-04-15T00:00:00.000Z.