Cushman & Wakefield advocates four densification strategies based on market and location quality in its response to the draft spatial planning policy.
Amsterdam, 15 December 2025 – Cushman & Wakefield today presents a clear perspective on the Dutch government’s draft spatial planning policy. Rather than a one-size-fits-all approach, the real estate advisor calls for four tailored densification strategies based on market strength and location quality, preparing the Netherlands’ station areas for a future where living, working, and travel seamlessly converge. A full overview of all station locations, including scores and recommended strategies per site, is included in the response.
“Only 28 of the 94 station areas truly qualify as top locations offering the full package that attracts people to live, work, and spend time there. For these sites, intensive densification is essential—adding mixed-use functions and, above all, high-quality workplaces rather than a narrow focus on residential conversion,” says Laurens van der Schoor, associate strategic consulting at Cushman & Wakefield Netherlands.
While the draft spatial planning policy classifies station areas based on rail connectivity, Cushman & Wakefield argues that the government overlooks a critical factor: economic potential and the existing built environment.
“The policy focuses on mobility but ignores economic strength,” notes Jos Hesselink, head of research at Cushman & Wakefield Netherlands. “Amsterdam Amstel, for example, is not considered a metropolitan location, yet it is a prime workplace hub. These top locations drive our economy and deserve targeted investment. Conversely, stations with more limited potential require selective office additions to strengthen their role within the urban network.”
The draft spatial planning policy identifies 94 station areas for densification based on train service intensity, grouped into metropolitan (8), highly urban (37), and urban (49) locations. Cushman & Wakefield finds this classification logical but lacking actionable detail. The government states what should happen—densification around stations—but not how. To address this, Cushman & Wakefield introduces four strategies tailored to each location’s unique potential, based on workplace attractiveness and the maturity of the local office market. The emphasis is on adding high-quality workplaces alongside housing, rather than single-use transformation. The four strategies are:
- Intensive densification: maximize top locations to boost economic growth and public transport use (28 station areas).
- Office space addition: strengthen sites with high spatial quality but low market dynamics (27 station areas).
- Mixed-use development: avoid monofunctionality and create vibrant urban environments combining living, working, and amenities (25 station areas).
- Selective densification: maintain balance at smaller hubs through targeted additions that reinforce existing functions (14 station areas).
With this position paper, Cushman & Wakefield aims not only to align with the government’s spatial ambitions but also to contribute to a strong, competitive economy and sustainable mobility—supported by clear, practical guidelines for policy and implementation.
Van der Schoor adds: “A generic, one-size-fits-all strategy is not suitable for station area development. Each location requires a tailored densification approach, aligned with its specific characteristics and potential. This demands a thorough analysis of quality and future resilience as a workplace.”
Cushman & Wakefield submitted its full response today to the Ministry of Housing and Spatial Planning (VRO). The draft spatial planning policy sets out the government’s long-term vision for spatial development through 2050, with a horizon to 2100. It provides direction for housing, employment, accessibility, and economic growth. The response includes a detailed overview of all station areas, their scores, and recommended strategies—giving policymakers and stakeholders immediate insight into opportunities and priorities.
Station areas and market potential
Stations with strong potential for high-density living and working are primarily inner-city locations with excellent public transport and road accessibility, a high degree of mixed-use, diverse amenities, and high-quality public space. Using a proprietary data-driven methodology, Cushman & Wakefield assessed the current market potential of every station area in the Netherlands based on spatial-economic variables. This analysis determines whether densification and adding housing and workplaces are feasible from a market perspective—and which strategy fits best.
Based on this analysis, Cushman & Wakefield makes targeted recommendations for specific station areas. For example, Amersfoort Centraal, Amsterdam Amstel, Amsterdam Bijlmer-ArenA, Rotterdam Alexander, and Rotterdam Blaak should be designated as ‘metropolitan’ station areas, while Schiphol Airport warrants a unique status due to its exceptional proposition. Despite market potential, adding high-density office space outside top locations in major cities often proves financially unfeasible due to rising construction costs, investment values, rental levels, and land prices. Cushman & Wakefield therefore urges the national government to engage in dialogue and jointly bridge the gap between market realities and development plans.
