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House renovation cost in the Netherlands 2026 — complete budget guide
How much does a house renovation cost in the Netherlands in 2026? Cost per m², architect fees, permits, ISDE subsidy and total budget for a 120 m² 1930s terraced house renovation.
Quick answer
A full renovation of a 120 m² existing home in the Netherlands costs € 80,000–€ 200,000 in 2026, depending on scope. A comprehensive renovation (facade, roof, installations, kitchen, bathrooms) runs € 1,200–€ 2,500/m². Partial renovations are proportionally cheaper.
Cost by renovation scope
| Scope | Included | Cost (120 m²) | |---|---|---| | Light refurbishment | Painting, flooring, kitchen/bathroom replacement | € 20,000–€ 50,000 | | Mid-range renovation | + New installations (boiler, electrics, plumbing) | € 50,000–€ 100,000 | | Deep renovation | + Cavity/roof/floor insulation, windows, HRV ventilation | € 100,000–€ 160,000 | | Full renovation | All of the above + structural changes, extension | € 160,000–€ 250,000+ |
Cost by element (2026)
| Element | Cost | |---|---| | Kitchen renovation (incl. worktop) | € 8,000–€ 25,000 | | Bathroom renovation (incl. tiling) | € 6,000–€ 18,000 | | Central heating → air-to-water heat pump | € 12,000–€ 20,000 | | Cavity wall insulation (120 m² facade) | € 2,000–€ 4,500 | | Roof insulation (80 m² pitched roof) | € 3,500–€ 7,000 | | Floor insulation (80 m² ground floor) | € 2,500–€ 5,000 | | Solar panels 5 kWp (0% VAT) | € 5,000–€ 8,000 | | Window replacement (12 windows, HR++) | € 8,000–€ 20,000 | | Electrical rewire (consumer unit + wiring) | € 5,000–€ 12,000 | | Heat recovery ventilation (WTW/HRV) | € 4,500–€ 8,000 |
Architect fees for renovations
An architect is required (or strongly recommended) for renovations that need an omgevingsvergunning — extensions, dormers, structural work, facade changes:
| Service | Cost | |---|---| | Design + permit application | € 3,000–€ 12,000 | | Construction supervision (hourly) | € 800–€ 2,000 | | Structural engineer advice | € 1,500–€ 4,000 | | Full package (design + permit + supervision) | € 6,000–€ 18,000 |
For permit-free interior renovations, an architect is optional but valuable for coordinating contractors and optimising the layout.
ISDE subsidy 2026 (insulation + heat pump)
The ISDE scheme (via RVO) subsidises energy improvements in existing homes:
| Measure | ISDE subsidy 2026 | |---|---| | Air-to-water heat pump | € 2,750–€ 4,700 | | Ground-source heat pump | € 2,750–€ 6,200 | | Solar thermal boiler | € 850–€ 1,550 | | Solar panels (PV) | No ISDE (0% VAT applies instead) | | Roof insulation ≥ Rc 3.5 | € 30/m² (via SEEH) | | Cavity wall insulation ≥ Rc 1.1 | € 14/m² (via SEEH) | | Floor insulation ≥ Rc 3.5 | € 15/m² (via SEEH) |
SEEH combination bonus: ≥ 2 measures combined: additional € 300–€ 500.
Example budget — terraced house (label D → label A):
| Measure | Cost | ISDE/SEEH | Net | |---|---|---|---| | Heat pump | € 15,000 | € 3,400 | € 11,600 | | Roof insulation 60 m² | € 4,500 | € 1,800 | € 2,700 | | Cavity wall 80 m² | € 3,200 | € 1,120 | € 2,080 | | Solar panels 5 kWp | € 6,500 | 0% VAT | € 6,500 | | Total | € 29,200 | € 6,320 | € 22,880 |
When do you need a permit?
Permit-free (no application required):
- Interior renovation without structural changes
- Painting, flooring, kitchen/bathroom replacement
- Adding insulation on the inside of external walls
Permit required (omgevingsvergunning):
- Extension or side extension (beyond permit-free dimensions)
- Dormer window (> 1 m height or > 70% of roof width)
- Facade change, enlarging window openings
- Structural alterations (removing load-bearing walls)
- Any work on a listed building (rijksmonument)
For permit-required projects, the architect prepares a full application: drawings, BENG check (for extensions > 100 m²) and structural calculations.
Energy label improvement through renovation
A typical 1930s terraced house of 120 m² can jump from label E/D to label A/B with a well-specified renovation package:
| Label | EP (kWh/m²/year) | Annual energy bill | |---|---|---| | E (before renovation) | 300–400 | € 3,500–€ 5,000 | | C (after partial renovation) | 150–200 | € 1,800–€ 2,500 | | A (after deep renovation) | 50–100 | € 400–€ 900 |
Annual saving after deep renovation: € 2,500–€ 4,000 → payback period (label D→A package): 8–15 years.
Conclusion
Renovating a 120 m² home in the Netherlands costs € 80,000–€ 200,000 for a thorough refurbishment in 2026. ISDE/SEEH subsidies reduce the net cost of energy measures by € 6,000–€ 10,000. For permit-required elements — extensions, dormers, structural changes — an architect is essential for drawings and permit applications.
archi.sulerr.com delivers the full design and permit package for your renovation: BENG check, structural advice and permit drawings, signed by an SBA-registered architect.