Turnkey apartment renovation in the Netherlands means one contractor handles everything — design, demolition, all trades, materials, and finishing — and hands you back a fully completed apartment ready to live in. This guide covers real costs for 2025/2026, what is included in a genuine turnkey service, how VvE rules affect your project, and how to avoid the most common budget mistakes.
Turnkey Apartment Renovation Costs at a Glance
| Apartment Size | Basic Turnkey | Mid-Range Turnkey | Luxury Turnkey |
|---|---|---|---|
| Studio / 1-room (30–45 m²) | €18,000 – €28,000 | €28,000 – €45,000 | €45,000 – €75,000 |
| 2-room apartment (45–65 m²) | €28,000 – €42,000 | €42,000 – €68,000 | €68,000 – €110,000 |
| 3-room apartment (65–90 m²) | €38,000 – €58,000 | €58,000 – €95,000 | €95,000 – €150,000 |
| 4-room apartment (90–120 m²) | €50,000 – €75,000 | €75,000 – €125,000 | €125,000 – €200,000+ |
| Per m² (indicative) | €500 – €750/m² | €750 – €1,200/m² | €1,200 – €2,000+/m² |
Prices include labour, standard/mid-range materials, and 9% BTW (VAT). Applicable to apartments older than 2 years. Final cost depends on current condition, chosen materials, layout changes, and city.
What Does Turnkey Renovation Actually Include?
A genuine turnkey renovation covers every stage from bare walls to move-in ready. Here is exactly what Grand Renovation includes in a full turnkey apartment project:
| Stage | What’s Done |
|---|---|
| 1. Design & planning | Layout plan, material selection, 3D visualisation if required, permit applications |
| 2. Demolition | Removal of old flooring, tiles, fixtures, non-structural walls, old wiring and pipes. All waste removed from site. |
| 3. Structural work | Any approved wall changes, doorway relocations, floor levelling |
| 4. Plumbing | New water supply and drainage for bathroom, kitchen, and toilet. Rerouting where layout changes occur. |
| 5. Electrical | Full rewiring or targeted circuit upgrades. New sockets, switches, lighting points. NEN 1010 compliant. |
| 6. Insulation | Floor insulation, wall insulation where needed, acoustic insulation between rooms |
| 7. Plastering & stucco | All walls and ceilings plastered smooth and finished |
| 8. Tiling | Bathroom, toilet, and kitchen backsplash tiled to agreed specification |
| 9. Flooring | Laminate, parquet, vinyl, or tile throughout the apartment |
| 10. Kitchen installation | Kitchen units, worktop, sink, appliance connections |
| 11. Bathroom completion | Shower or bath, toilet, sink, mirrors, accessories, towel rail installed and tested |
| 12. Painting | All walls, ceilings, and woodwork painted to agreed colours |
| 13. Doors & skirtings | Interior doors hung, skirtings and door frames fitted and painted |
| 14. Final cleaning & handover | Full site clean, quality inspection, written warranty on all work |
Cost Breakdown by Room
Within a full turnkey project, here is how the budget typically splits across different areas of the apartment:
| Area | Share of Total Budget | Typical Cost Range |
|---|---|---|
| Bathroom renovation | 20–30% | €6,000 – €18,000 |
| Kitchen renovation | 20–35% | €7,000 – €25,000 |
| Flooring throughout | 10–15% | €3,000 – €9,000 |
| Plastering & stucco | 8–12% | €2,500 – €7,000 |
| Electrical work | 8–12% | €2,500 – €8,000 |
| Plumbing | 6–10% | €2,000 – €6,000 |
| Painting | 5–8% | €1,500 – €5,000 |
| Doors, skirtings & finishing | 5–8% | €1,500 – €5,000 |
| Demolition & waste removal | 3–6% | €800 – €3,500 |
5 Factors That Most Affect Your Apartment Renovation Budget
1. Current condition of the apartment. A newly built or recently renovated apartment costs significantly less to renovate than one that has not been touched since the 1970s. Older apartments often have asbestos (in adhesives or insulation), outdated single-phase wiring, and corroded pipes — all of which require additional work before any finishing can begin.
2. Layout changes. Keeping existing plumbing and electrical in the same location saves €3,000–€10,000 compared to moving a bathroom or kitchen to a different part of the apartment. If you want to remove a wall, a structural engineer’s assessment (€500–€1,200) is required first.
3. Material quality and brand. A basic ceramic tile at €12/m² vs Italian porcelain at €95/m² — the installation labour is nearly identical, but materials cost 8× more. Kitchen units show the widest spread: a functional IKEA kitchen starts around €2,500 including installation; a custom German kitchen can exceed €20,000.
4. City and location. Renovation costs in Amsterdam run 15–25% above the national average due to higher labour rates, restricted access (narrow stairs, no lift, parking costs), and stricter building management rules. Rotterdam, Utrecht, and Den Haag are typically 5–15% above average.
5. Turnkey vs self-managed. Managing all trades yourself can save 10–15% on contractor markup — but requires significant time, expertise, and coordination. Mistakes in sequencing (e.g. painting before plumbing is complete) can cost more to fix than the saving. For most apartment owners, a turnkey approach delivers better value when total cost of time and risk is included.
VvE Rules: What Apartment Owners Must Know
Most Dutch apartments belong to a Vereniging van Eigenaren (VvE) — a homeowners’ association that governs the building. Before starting any renovation work, you must check your VvE regulations, as most require written approval for:
- Any work affecting shared walls, floors, or ceilings
- Modifications to plumbing or drainage that connect to shared systems
- Changes to windows, exterior doors, or balconies
- Installation of underfloor heating (due to potential impact on sound insulation between floors)
- Working hours — most VvE regulations restrict noisy work to weekdays 8:00–17:00
Failure to obtain VvE approval before starting work can result in mandatory reversal of all changes at your own cost. Grand Renovation assists clients in preparing VvE documentation requests and liaising with building management.
Timeline: How Long Does a Turnkey Apartment Renovation Take?
| Apartment Size | Basic Renovation | Full Turnkey | Including Layout Changes |
|---|---|---|---|
| Studio / 1-room (30–45 m²) | 2 – 3 weeks | 3 – 5 weeks | 5 – 8 weeks |
| 2-room (45–65 m²) | 3 – 4 weeks | 5 – 7 weeks | 7 – 10 weeks |
| 3-room (65–90 m²) | 4 – 6 weeks | 7 – 10 weeks | 10 – 14 weeks |
| 4-room (90–120 m²) | 5 – 7 weeks | 9 – 13 weeks | 12 – 18 weeks |
Timeline starts from project kick-off after quote approval. Permit applications (if required) are not included and can add 4–12 weeks depending on municipality.
Turnkey vs Separate Contractors: Which Is Better for an Apartment?
| Turnkey (one contractor) | Separate contractors | |
|---|---|---|
| Cost | 10–15% higher on paper | Lower on paper, higher in practice |
| Your time investment | Low — one point of contact | High — you coordinate everything |
| Risk of delays | Low — trades are pre-sequenced | High — one trade delay cascades |
| Warranty | Single warranty covering all work | Each trade warrants only their part |
| Quality control | One responsible party for everything | Disputes between trades are common |
| Best for | Full renovations, complex projects, busy owners | Small jobs, very experienced owners |
How to Reduce Your Apartment Renovation Cost Without Cutting Quality
- Keep the layout. The single biggest saving is leaving plumbing and electrics where they are. Decide early whether you genuinely need a different layout.
- Choose mid-range tiles. The largest surface area in any apartment is the floor. Choosing a €25/m² laminate instead of €80/m² engineered oak saves €2,750 on a 50m² apartment — with no visible difference in quality from a distance.
- Flat ceilings only. Coffered ceilings, ceiling mouldings, and multi-level ceilings add significant cost. A smooth flat plaster ceiling is fast and looks clean.
- Supply your own kitchen. If you purchase your kitchen directly from a supplier (e.g. IKEA, Mandemakers, Kvik), Grand Renovation installs it. This removes contractor markup on the units themselves.
- Phase the renovation. If budget is tight, prioritise wet areas (bathroom, kitchen, electrics, plumbing) first — these are the most disruptive and must be done correctly. Flooring, painting, and cosmetic finishes can follow later.
- Budget a 10–15% contingency. Unexpected discoveries (hidden damp, outdated wiring, crumbling substrate) are common in older Dutch apartments. A contingency fund prevents mid-project crises.
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Frequently Asked Questions
How much does a turnkey apartment renovation cost per m² in the Netherlands?
A full turnkey apartment renovation costs between €500 and €2,000+ per m² in the Netherlands, depending on finish level. Mid-range renovations typically fall between €750 and €1,200/m². For a 70m² apartment, this means €52,500–€84,000 for a complete mid-range turnkey renovation including all trades, materials, and VAT.
Does the price include VAT (BTW)?
Renovation work on apartments older than 2 years qualifies for the reduced 9% BTW rate on labour. Materials are subject to 21% BTW. A good contractor will clearly separate these in the quote. All prices on this page include applicable BTW.
Can I live in the apartment during the renovation?
For cosmetic work (painting, flooring, minor finishing) — yes, in some cases. For a full turnkey renovation involving demolition, plumbing, and electrical work — no. Dust, noise, and the absence of a functioning bathroom and kitchen make it impractical and unsafe. Most clients arrange alternative accommodation for the duration of the project.
Do I need to notify my VvE before starting renovation?
Yes, in almost all cases. Dutch VvE regulations require written approval for any work affecting shared structures, plumbing, electrical systems, or external appearance. Always check your VvE regulations (splitsingsreglement) before signing a renovation contract. Grand Renovation can help prepare the documentation for VvE approval.
What is the difference between a basic and a turnkey renovation?
A basic renovation covers individual elements — new flooring, fresh paint, a replacement bathroom. A turnkey renovation covers everything from demolition to handover, with all trades coordinated by one contractor. The result is a fully finished apartment with no further work required from the owner.
How do I know if a contractor’s quote is realistic?
A realistic turnkey quote should be itemised — listing each trade, material category, and labour cost separately. Lump-sum quotes with no breakdown are a red flag. Prices below €500/m² for a genuine full renovation are also a warning sign — they typically exclude critical items like electrical work, insulation, or waste removal. Always request at least two quotes and compare line by line.
Does Grand Renovation work throughout the Netherlands?
Yes. We carry out turnkey apartment renovations across the entire Netherlands, including Amsterdam, Rotterdam, Utrecht, Den Haag, Eindhoven, Hilversum, and Amstelveen. Travel costs are included in our quote — no additional charges for locations outside our home region.
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