Office Property Trends: What is Changing in 2025 and Beyond

A world in motion

The way we work has changed fundamentally, and that change is not over yet. The pandemic was a catalyst, but the trends we see now were already present beneath the surface. They have simply accelerated.

For everyone involved in office real estate – as an owner, as an investor, as a tenant – it is essential to understand where the market is heading. In this article, I analyse the trends that will be decisive in the coming years.

The new reality of hybrid working

Let’s start with the elephant in the room: hybrid working. It is no longer a temporary measure; it is the new norm.

The average office worker nowadays is physically in the office two to three days a week. The rest of the time is spent working from home, or in a flexible space closer to home. This has direct consequences for the demand for office space.

Less square footage needed? Yes and no. Organisations do indeed need fewer traditional workstations – after all, not everyone is present at the same time. But the space required per employee present is increasing. More room for meetings, for collaboration, for informal interaction. The office is changing from a workplace into a meeting place.

This translates into a demand for higher quality space. Fewer square metres, but the right square metres. Buildings that can handle this transformation – flexible layouts, modern facilities, inspiring environments – are in demand. Buildings that stick to traditional office setups are having a harder time.

Sustainability as a non-negotiable criterion

The second major trend is sustainability, and by that I don't mean as marketing talk, but as a hard condition.

Since 2023, energy label C has been the legal minimum requirement for offices in the Netherlands. Buildings that do not comply may no longer be rented out. This is not a future scenario – it is the current reality. And the expectation is that requirements will only become stricter; label A will become the future standard.

But it goes further than legal requirements. Tenants – especially larger organisations – set their own sustainability requirements. BREEAM certification is increasingly requested. ESG criteria (Environment, Social, Governance) play a role in housing decisions. An office with solar panels, good insulation, and green surroundings is more attractive than an energy-slurping concrete block.

The impact on value is measurable. An A-label office is worth 10 to 15 per cent more than a comparable C-label building. Investing in sustainability is not only good for the climate, it is good for your portfolio.

Shifting location preferences

The third trend concerns location. Tenant preferences are shifting, and not everyone has realised this yet.

Station locations are the big winners. In a world where employees choose when they come to the office, accessibility by public transport is crucial. An office a five-minute walk from an intercity station is more attractive than ever.

Mixed-use areas – where offices are combined with catering, retail, and residential – are gaining popularity. The office no longer stands alone; it is part of a lively environment where employees enjoy spending time.

Cycle accessibility is becoming more important, especially for the younger generation. Good cycling infrastructure, sufficient bicycle storage, shower facilities – these are factors that carry weight.

And the losers? Mono-functional office parks on the outskirts of the city, poorly accessible by public transport, without facilities in the vicinity. These locations are struggling, and that trend will continue.

Technology as a differentiator

The fourth trend is the rise of the smart building. Offices are becoming increasingly intelligent, and that is no longer science fiction.

Modern climate control that adjusts automatically based on occupancy. Systems that provide real-time data on space usage. App-driven services for reservations, facility requests, navigation within the building. Access control via smartphone instead of cards.

For many tenants – especially tech companies and modern service providers – these features are not a luxury but an expectation. An office that does not offer this technology will be rejected during selection.

The increase in value is still difficult to quantify, but estimates range from 5 to 8 per cent. And more importantly: smart buildings attract the most sought-after tenants.

Flexibility as the new standard

The fifth and final trend is flexibility – in contracts, in layout, in use.

Tenants no longer want to be tied to multi-year contracts for spaces that cannot evolve with their organisation. Shorter lease terms, break options, the ability to scale up or down – these are conditions that are being set more and more frequently.

For landlords, this means: less security, more management, more attention to tenant satisfaction. But also: higher returns for those who handle it well.

The value table

Let me summarise the impact on value:

Cumulatively, this can add up to a 30 per cent difference or more between an office building that addresses all trends and a comparable building that does not. It pays to invest.

Looking ahead

The office market of 2025 and beyond will look different from that of 2019. The organisations and investors who understand and respond to this change will benefit. Those who stick to old models will be left behind.

Read more about buying or renting office premises or request advice.