The short answer
According to the published indication of Tommy’s Service, the build team that carries out our projects, a whole-home renovation of a townhouse or canal house starts at roughly €1,500 per square metre. For a complete villa renovation that is the closest published reference point. For individual elements: a full bathroom from around €15,000, a bespoke kitchen from around €25,000.
These are indications, not a quote. Where your project ends up depends mainly on the condition and structure of the property, the scope of the work, permits and heritage rules, and the level of finish you choose.
The indications at a glance
The figures below are starting prices: a lower bound to plan with, not an average. With every quote, check exactly what is included and whether prices include VAT.
| Element | Indication | Notes |
|---|---|---|
| Full bathroom | from approx. €15,000 | Higher with bespoke furniture, natural stone, a freestanding bath or relocated pipework. |
| Bespoke kitchen | from approx. €25,000 | Depends on dimensions, materials, worktop and appliances. |
| Whole-home renovation of a townhouse or canal house | from approx. €1,500 per m² | The closest published reference point for a complete villa renovation. |
| Living room, bespoke furniture, windows and doors, garden | based on design | Highly dependent on scope, material and technique; no fixed starting price. |
Worked example. For 250 m² of living space, ‘from €1,500 per m²’ means a starting point of around €375,000 for a whole-home renovation. That is a lower bound for a first conversation, not an average and not a quote.
What drives the price most
Tommy’s Service puts it this way: ‘The range is wide because the building decides: access, structure and heritage rules move the figure more than the finishes do.’ In a villa, these are the biggest factors:
- Condition and structure. Foundations, load-bearing structure, roof and window frames determine how much work is needed before finishing can begin. Structural changes, such as removing a load-bearing wall or creating a large opening, require calculations and often a permit.
- Services. If the electrics, plumbing or heating are due for replacement, it pays to do it in one go. New services, underfloor heating and ventilation are a substantial part of the budget, even though you no longer see them after handover.
- Scope and layout. Renewing rooms within the existing layout is very different from moving walls, relocating bathrooms or stripping an entire floor.
- Permits and listed status. Drawings, structural calculations, municipal fees and any advisory rounds belong in the budget. Listed buildings come with extra rules on materials and details. See our guide do you need a permit to renovate?
- Access and logistics. A villa with its own driveway is easier to supply than a property on a narrow street, where parking, a skip or a crane must be arranged separately.
- Level of finish and joinery. Natural stone, solid oak, brass ironmongery and bespoke furniture make the difference in look and feel, and in price.
Costs that are often forgotten
Besides the build cost itself, some items are often missing from a first budget. Include them from the start:
- Design and engineering: architect or interior designer, structural engineer and possibly a building-services consultant.
- Municipal fees (leges) for the environmental permit. The municipality sets the amount.
- Surveys in advance, such as an asbestos inventory for older homes, a foundation survey or a building-history survey for a listed building.
- Temporary accommodation and storage if you do not stay in the house during the renovation.
- A contingency for hidden defects that only become visible after demolition.
VAT: which rate applies?
Most renovation work is subject to the standard Dutch VAT rate of 21%. A limited number of jobs on homes older than 2 years qualify for 9%: insulation, painting, plastering, wallpapering and cleaning. The two years run from first use as a home. For insulation, only the labour is at 9%; the insulation materials are at 21%. Replacing windows, doors or frames and general renovation do not qualify for the reduced rate. So ask for a quote that shows the rate per item.
How to stay in control of the budget
- Decide on paper, not on site. Every decision that changes during the build costs time and money. A fully developed design with material choices prevents that.
- Ask for an itemised quote. One document listing every element, with a schedule. What isn’t in it, you shouldn’t pay for.
- Choose a fixed price agreement with invoicing per phase. You pay according to progress and know in advance where you stand.
- Combine disciplines. Tackling the kitchen, bathrooms and services together avoids opening up again what has just been finished.
- Start permits and surveys early. Then planning and price are not put under pressure by delays.
From indication to fixed price
A reliable price starts with the property itself. During a no-obligation private consult on site, we look at your villa, discuss your wishes and tell you honestly what fits your budget. Then follow design, material selection and a fixed price agreement per phase. Read also how long a villa renovation takes, what a complete villa renovation involves and what a luxury bathroom costs. Or book your private consult straight away.
Sources
- Tommy’s Service: frequently asked questions (cost, timelines, permits, owners’ associations) Indications from the build team that carries out Premium Houses projects.
- Belastingdienst (Tax Administration): 9% VAT on work to homes older than 2 years (in Dutch)
- Rijksoverheid: applying for a building permit, including municipal fees (in Dutch)
- IPLO: asbestos inventory duty for demolition work (in Dutch)
Consulted on 6 October 2026.