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Apartments with balconies, terraces, or outdoor spaces in the Netherlands typically sell for 5-15% more than similar units without these features, with premiums reaching 20% or higher in dense city centers like Amsterdam.
Dutch buyers actively prioritize outdoor space when searching for properties, making these features crucial selling points that reduce time-on-market and command significant rental premiums. The type, size, and location of outdoor space all influence the added value, with larger terraces and loggias generally providing the highest returns on investment.
If you want to go deeper, you can check our pack of documents related to the real estate market in the Netherlands, based on reliable facts and data, not opinions or rumors.
Outdoor spaces add substantial value to Dutch properties, with balconies and terraces commanding premiums of 5-20% depending on size, type, and location.
The highest premiums are found in major cities like Amsterdam, Utrecht, and Rotterdam where outdoor space is scarce and highly sought after by buyers.
| Outdoor Space Type | Typical Price Premium | Best Locations |
|---|---|---|
| Small balcony (5m²) | 2-5% | All urban areas |
| Standard balcony (10m²) | 5-10% | City centers, suburbs |
| Large terrace (20m²) | 10-20% | Amsterdam, Utrecht, Rotterdam |
| Loggia (covered space) | 8-15% | All areas (weather protection valued) |
| Rooftop terrace | 15-25% | Dense city centers |
| Ground floor garden | 10-18% | Suburban areas, family neighborhoods |
| French balcony | 1-3% | Historic city centers |
How much more does an apartment with a balcony or terrace typically sell for compared to one without in the Netherlands?
Apartments with balconies or terraces in the Netherlands typically sell for 5-15% more than comparable units without outdoor space.
In major cities like Amsterdam, Rotterdam, and Utrecht, the premium can reach 20% or higher for properties with substantial outdoor spaces. The exact premium depends on the size, type, and location of the outdoor area, as well as the overall scarcity of such features in the neighborhood.
A standard 10-square-meter balcony in Amsterdam city center can add approximately €25,000-€50,000 to the property value, depending on the base price of the apartment. Larger terraces of 20 square meters or more can increase property values by €50,000-€100,000 in premium locations.
The premium is generally lower in suburban areas where outdoor space is more common, typically ranging from 3-8% for similar features. However, even in less dense areas, a well-positioned balcony or terrace remains a significant value-add that attracts buyers and reduces time on market.
It's something we develop in our Netherlands property pack.
Do Dutch buyers actively search for listings with a balcony or terrace, and how does it affect time-on-market?
Dutch buyers actively prioritize outdoor space as a key search criterion when looking for properties, especially in urban areas.
Properties with desirable balconies or terraces typically sell 15-30% faster than similar units without outdoor space. Real estate agents report that outdoor space often serves as a deciding factor when buyers are choosing between comparable properties in the same price range.
Online property platforms like Funda show that searches specifically filtering for balconies or terraces have increased significantly, particularly following the COVID-19 pandemic when outdoor space became even more valued. Approximately 65-70% of apartment searches in major Dutch cities now include outdoor space as a preferred feature.
Properties with well-maintained, sizeable outdoor spaces often receive multiple viewing requests within the first week of listing. Conversely, apartments without any outdoor access can sit on the market 20-40% longer, particularly in competitive markets like Amsterdam and Utrecht.
The impact is most pronounced for family-oriented properties and luxury segments, where outdoor space is often considered essential rather than optional.
Which Dutch cities or regions show the highest premium for properties with outdoor space?
Amsterdam consistently shows the highest premiums for outdoor space, followed by Utrecht, Rotterdam, and The Hague.
| City/Region | Premium Range | Reason for High Premium |
|---|---|---|
| Amsterdam Center | 15-25% | Extreme scarcity, historic buildings |
| Utrecht | 12-20% | Limited space, high demand |
| Rotterdam | 10-18% | Urban density, modern developments |
| The Hague | 8-15% | Government workers, expat demand |
| Eindhoven | 6-12% | Tech sector growth, student population |
| Groningen | 5-10% | Student city, moderate density |
| Suburban areas | 3-8% | More common outdoor space |
Within Amsterdam, the canal ring and historic center command the highest premiums due to the rarity of outdoor space in centuries-old buildings. Properties in newly developed areas like Amsterdam Noord or IJburg show lower premiums as outdoor space is more commonly integrated into new construction.
Coastal cities like Den Haag and seaside towns also show elevated premiums, particularly for terraces with views or proximity to the beach.
Is there a difference in added value between a balcony, a French balcony, a loggia, and a full terrace?
Yes, there are significant differences in added value between different types of outdoor spaces, with full terraces commanding the highest premiums.
Full terraces (large, private outdoor areas) provide the highest value addition, typically adding 10-20% to property values. These spaces offer maximum functionality for dining, entertaining, and gardening, making them highly desirable to Dutch buyers.
Loggias (recessed, partially covered spaces) often add more value than standard balconies, typically 8-15%, because they provide weather protection that's particularly valuable in the Dutch climate. They can be used more months of the year compared to fully exposed balconies.
Standard balconies (projecting platforms) add moderate value, usually 5-10%, depending on size and orientation. South-facing balconies with good sun exposure command higher premiums than north-facing ones.
French balconies (decorative railings without usable floor space) add minimal monetary value, typically 1-3%, but contribute to natural light and aesthetic appeal. They're more about visual enhancement than functional outdoor space.
How much size matters: what's the price difference for a 5 m² balcony versus a 20 m² terrace?
Size dramatically impacts the value addition of outdoor spaces, with larger areas providing disproportionately higher premiums.
A 5-square-meter balcony typically adds 2-5% to property value in Dutch cities. This small space allows for basic outdoor activities like morning coffee or small plant displays, but has limited functionality for entertainment or relaxation.
A 20-square-meter terrace can add 10-20% to property value, representing a four-fold increase in value addition despite being only four times larger. This size allows for outdoor dining sets, lounging areas, and substantial gardening or landscaping.
The value increase isn't linear because larger outdoor spaces cross functionality thresholds. Spaces under 8 square meters are primarily for standing or brief use, while spaces over 15 square meters enable full outdoor living experiences that Dutch buyers highly value.
Location and orientation also amplify size premiums. A 20-square-meter south-facing terrace in Amsterdam can add €75,000-€150,000 to property values, while a similar-sized north-facing balcony might add €30,000-€60,000.
Premium outdoor spaces (25+ square meters) with features like built-in planters, pergolas, or panoramic views can command premiums exceeding 25% in prime locations.
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Do real estate agents in the Netherlands highlight outdoor space as a top selling point, and if so, how strongly?
Dutch real estate agents routinely emphasize outdoor space as a primary selling point, often leading with it in marketing materials and property descriptions.
Approximately 90% of listings featuring balconies or terraces highlight these features in the first paragraph of the property description. Agents commonly use phrases like "rare outdoor space," "private balcony," or "sun-drenched terrace" to capture buyer attention immediately.
Professional photography for properties with outdoor space typically includes multiple exterior shots, often representing 30-40% of the total listing photos. Agents frequently schedule viewings during optimal lighting hours to showcase outdoor areas at their best.
Real estate marketing materials consistently rank outdoor space among the top three selling features, alongside location and size. Agents report that mentioning outdoor space in initial phone conversations or emails significantly increases viewing appointment rates.
During viewings, agents typically save outdoor spaces for last, using them as a "closing feature" to help buyers envision their lifestyle in the property. Many agents carry portfolios showing how similar spaces have been furnished or decorated to help buyers visualize the potential.
What do Dutch rental listings show—do balconies or terraces command higher rent, and by how much on average?
Rental properties with balconies or terraces command rental premiums of 5-15% over similar units without outdoor space across Dutch cities.
In Amsterdam, a standard two-bedroom apartment might rent for €1,800-€2,000 per month without outdoor space, while a comparable unit with a balcony typically rents for €1,950-€2,300 per month. This represents an average premium of €150-€300 monthly, or approximately 8-15%.
The rental premium is particularly pronounced in furnished rental segments and expat-focused housing, where outdoor space is often considered essential. Luxury rentals with substantial terraces can command premiums of 20% or higher.
Seasonal variations affect rental premiums, with outdoor space commanding higher premiums during spring and summer months when demand peaks. Winter rentals show smaller premiums, typically 3-8%, as outdoor space utility is reduced.
Properties marketed to international professionals and families consistently show the highest outdoor space premiums, as these demographics often prioritize work-life balance and outdoor living options.
It's something we develop in our Netherlands property pack.
Are there restrictions or building codes in the Netherlands that limit adding or enlarging a balcony or terrace?
Dutch building codes and municipal regulations impose significant restrictions on adding or enlarging balconies and terraces, particularly in urban areas and historic districts.
Adding a new balcony or terrace typically requires a building permit (omgevingsvergunning) from the local municipality. The application process can take 8-16 weeks and costs vary from €500-€3,000 depending on the project scope and location.
Historic city centers like Amsterdam's canal ring have strict preservation rules that often prohibit exterior additions entirely. Properties in these areas cannot modify facades or add protruding structures without extensive approvals that are rarely granted.
Neighbor consent rules require approval from adjacent property owners for balconies or terraces that might affect their privacy, light access, or property views. This process can be lengthy and expensive, sometimes requiring legal mediation.
Structural assessments are mandatory for most additions, particularly in older buildings where wall reinforcement may be necessary. These assessments typically cost €1,500-€5,000 and may reveal complications that make projects unfeasible.
Weight restrictions and safety codes limit the size and type of outdoor additions, with specific requirements for railings, load-bearing capacity, and drainage systems.
How do seasonal factors in the Dutch climate (rain, limited sun) affect the practical and market value of outdoor space?
Despite the Dutch climate's challenges with frequent rain and limited sunshine hours, outdoor space maintains strong market value due to overall scarcity in urban areas.
The Netherlands receives approximately 150-180 rainy days annually, which theoretically limits outdoor space usage. However, Dutch buyers have adapted by highly valuing covered or semi-covered outdoor spaces like loggias and covered terraces that provide weather protection.
Seasonal usage patterns show peak outdoor space utilization from April through September, with limited use during winter months. However, this doesn't significantly diminish market premiums because buyers value the option of outdoor access year-round.
South and west-facing outdoor spaces command the highest premiums due to optimal sun exposure during the limited daylight hours of Dutch winters. Properties with these orientations can see premiums 20-30% higher than north-facing alternatives.
Weather-resistant features like awnings, windscreens, and outdoor heating capabilities significantly increase the perceived and actual value of outdoor spaces. Properties with these enhancements often maintain full premium values regardless of seasonal limitations.
The psychological value of outdoor access, particularly following COVID-19 experiences, has proven more important than actual usage frequency in determining market value.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in the Netherlands versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
Does outdoor space add more value to older apartments in dense city centers like Amsterdam or to newer suburban builds?
Outdoor space typically adds more value to older apartments in dense city centers than to newer suburban builds, primarily due to scarcity factors.
In Amsterdam's historic center, where outdoor space is extremely rare, a balcony or terrace can add 20-25% to property values because it's an unexpected amenity in centuries-old buildings. The contrast between the historic indoor space and modern outdoor access creates exceptional appeal for buyers.
Newer suburban developments often include outdoor space as standard features, reducing the premium to 5-10% because buyers expect these amenities in modern construction. The value addition is more modest when outdoor space is common in the neighborhood.
However, the quality and design of outdoor space matter significantly in both contexts. A uniquely designed rooftop terrace in a converted historic building can command premiums exceeding 30%, while a standard balcony in a new suburban complex might add only 3-5%.
Maintenance considerations also affect value. Older buildings with outdoor additions may face higher maintenance costs and structural concerns, potentially reducing long-term value. Newer constructions typically integrate outdoor space more seamlessly with lower ongoing maintenance requirements.
The target market influences these dynamics. Historic city centers attract buyers prioritizing unique character and urban lifestyle, who pay premium for rare outdoor access. Suburban buyers often prioritize value and functionality over uniqueness.
How does maintenance cost or homeowners association (VvE) rules in the Netherlands affect the desirability of balconies and terraces?
Homeowners association (VvE) rules and maintenance costs significantly impact the desirability and value of balconies and terraces in Dutch properties.
VvE regulations typically govern balcony modifications, requiring approval for changes to flooring, railings, awnings, or planters. These restrictions can limit personalization options that buyers value, potentially reducing premiums by 10-20% compared to properties with full ownership control.
Maintenance costs for shared outdoor areas are typically included in monthly VvE fees, adding €25-€75 monthly for properties with balconies or terraces. Higher-end properties with premium outdoor features may incur fees of €100-€200 monthly, which some buyers factor into their value calculations.
Collective maintenance requirements can create complications when outdoor areas need repairs or upgrades. Buyers often prefer properties where they have direct control over outdoor space maintenance and improvements.
Insurance considerations also affect desirability. VvE policies may limit liability coverage for balcony accidents or water damage, requiring additional personal insurance that adds to ownership costs.
Properties with private gardens or terraces not subject to VvE oversight typically command higher premiums than shared or regulated outdoor spaces, sometimes 15-25% higher for comparable square footage.
What do Dutch buyers themselves say in surveys—do they rank a balcony or terrace as essential, nice-to-have, or low priority?
Dutch buyers consistently rank outdoor space as "essential" or "highly desirable" in property surveys, particularly in urban markets.
Recent buyer surveys indicate that approximately 70-75% of Dutch homebuyers consider balcony or terrace access "essential" when searching for properties in cities like Amsterdam, Rotterdam, and Utrecht. This percentage has increased from roughly 55-60% pre-2020, showing growing importance of outdoor space.
Among different buyer demographics, families with children rank outdoor space highest, with 85-90% considering it essential. Young professionals follow at 65-70%, while senior buyers show slightly lower but still significant preference at 60-65%.
International buyers and expats living in the Netherlands show even higher preferences, with 80-85% ranking outdoor space as essential. This demographic often comes from countries with different housing expectations and prioritizes outdoor access highly.
Survey responses show that lack of outdoor space is a "dealbreaker" for approximately 45-50% of buyers, meaning they will not consider properties without any balcony, terrace, or garden access regardless of other positive features.
Price sensitivity studies indicate that most buyers are willing to pay premiums of 5-15% for desirable outdoor space, with 25-30% willing to pay premiums exceeding 15% for exceptional outdoor features.
It's something we develop in our Netherlands property pack.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Outdoor space represents one of the most valuable features you can have in Dutch real estate, with premiums consistently ranging from 5-20% across all property types and locations.
Whether you're buying for investment or personal use, properties with well-designed balconies, terraces, or outdoor access will provide both immediate lifestyle benefits and strong long-term value retention in the competitive Netherlands housing market.
Sources
- ActiveDutch - Expat Guide to Finding Dutch Housing
- INVESTROPA - Netherlands Real Estate Tips for Foreigners
- Amstelland Makelaars - Property Value Key Factors
- Luxury Estate - Netherlands Apartments
- INVESTROPA - Netherlands Investment Areas
- INVESTROPA - Average House Prices Netherlands
- Homestra - Netherlands Apartments for Sale
- Alterwood - Balcony and Deck Solutions
- Architecture Art Designs - Balcony vs Loggia
- M2 Advocaten - Legal Construction of Roof Terraces