Fee guide
How much does a commercial real estate agent cost?
There is no standard fee in commercial property. However, the ranges can be clearly identified: a percentage of the purchase price for sales, a percentage of the first year's rent for lettings, and a fixed fee for valuations and advice.
At a glance
- Sales: indicatively 1.0% to 2.0% of the purchase price, excluding VAT.
- Lettings: 10% to 15% of the first year's rent, excluding VAT.
- Ask for one comprehensive proposal: commission plus marketing costs and withdrawal fees, with a maximum amount.
What the costs consist of
- Sales commission: a percentage of the purchase price, on a no sale, no fee basis.
- Letting commission: 10%–15% of the first year's rent; sometimes pro rata for short lease terms.
- Marketing costs: €500–€2,500 for photography, floor plans, a brochure, signage and a listing on Funda in Business.
- Withdrawal fees: €750–€2,500 if you withdraw the instruction early.
- NEN 2580 measurement report: €400–€1,200, depending on size and number of units.
- Valuation report (NRVT, Commercial Property division): €1,200–€2,500; higher for complex properties.
- Energy label for non-residential buildings: €400–€900.
Worked example: letting an industrial unit
An industrial unit of 1,200 m² at €70 per m² per year generates €84,000 in base rent. At 12% commission, you pay €10,080 excluding VAT, plus approximately €1,200 for marketing. That is around 14% of one year's rent for a five-year lease: effectively less than 3% of rental income over the term. One extra month of vacancy costs €7,000 in this example — which is why speed often matters more than the last percentage point of the fee.
Worked example: selling an investment property
A property generating €120,000 in annual rent with a gross initial yield of 7.0% has an indicative value of €1,715,000. At 1.25% commission, you pay €21,400 excluding VAT. If you are VAT-registered, that VAT is recoverable. On the buyer's side, do not forget the 10.4% property transfer tax for non-residential properties: over €178,000 for this property, which can completely dominate negotiations over the purchase price.
What you can negotiate
- Sliding scale: a lower percentage above an agreed purchase price or rent level.
- Performance incentive: a higher percentage for letting above the target rent, lower below it.
- Waiving marketing costs for a six-month sole agency instruction.
- Combined fee for a portfolio or multiple units in the same building.
- A fixed fee instead of a percentage for a short, straightforward letting instruction.
Costs not charged by the agent
- Property transfer tax for non-residential properties: 10.4% of the purchase price, payable by the buyer.
- Notary's fees for the transfer and any mortgage deed.
- Bank guarantee costs (tenant) and costs for due diligence or a building survey.
- Sustainability improvements to achieve energy label C for office space over 100 m².
Frequently asked questions
What does a commercial real estate agent charge for a sale?
Commission on commercial property sales is indicatively between 1.0% and 2.0% of the purchase price, excluding VAT. For a property worth €1,200,000, that is €12,000 to €24,000. Above five million, the percentage often falls to 0.6% to 1.0%.
How much does a commercial real estate agent charge for a letting?
The usual fee is 10% to 15% of the first year's rent, excluding VAT. At a rent of €90,000 per year, that is €9,000 to €13,500. Some agencies charge pro rata for a short lease term, and sometimes add a surcharge for a 10-year term.
Why do commercial real estate agents not list their fees on their websites?
Because instructions vary considerably: letting a 300 m² unit is not comparable to repositioning an empty office building. Almost all agencies therefore offer 'fees on request' and provide a proposal after an initial inspection.
Does the commission include VAT?
In commercial property, fees are almost always quoted excluding VAT. If you are VAT-registered, that VAT is recoverable, so the net cost is the percentage itself. Always ask explicitly.
Can I negotiate the fee?
Yes. Common arrangements include a sliding scale above an agreed purchase price or rent level, a lower percentage for a sole agency instruction, a bonus for letting above the target level, or a fixed fee for a large portfolio.
Do I pay if the property is not let or sold?
Commission is usually on a no success, no fee basis. However, marketing costs (photography, floor plans, Funda in Business, signage) and withdrawal fees may be payable. Have these items agreed in writing with a maximum amount.
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Sales commission by purchase price
Indicative percentages excluding VAT. The higher the purchase price, the lower the percentage generally is.
Letting commission by annual rent
Percentage of the first year's rent, excluding VAT. Larger transactions generally attract a lower percentage.
Indicative ranges based on public information and standard market practice. Most commercial real estate agents provide their fees on request, after an initial inspection of the property.