Full house rewiring in Amsterdam. Everything replaced down to the bare structure: new conduits, junction boxes, circuits and a room-by-room lighting plan, finished with a signed NEN 1010 inspection report. From € 78 per m² including materials and 21% VAT.
Slide to the floor area where electrics need renewing. All amounts are guide prices including materials, labour and 21% VAT.
A complete installation is the most expensive intervention we do. Sometimes it is unavoidable; often it is not. Below are the criteria we use ourselves at the survey — the same criteria you can use to judge our quote.
| What we find | Advice | Why |
|---|---|---|
| Fabric or lead-sheathed wiring | Rewire everything | The insulation crumbles; patching is mopping with the tap open |
| Aluminium wire | Rewire everything | Creeps out from under the terminal screw and causes overheating over time |
| Strip-out renovation, walls already open | Rewire everything | Labour is then a fraction; doing it later costs double |
| Wiring without earth throughout the home | Rewire everything | Adding earth pin means opening every run anyway |
| 1970s plastic wiring, well measured | Partial | Only the rooms you are renovating; the rest can last years |
| Installation after 1995, too few circuits | Fuse box only | The wiring is fine; the problem is the distribution |
| Occupied home, you want to stay living there | Partial, in phases | Working floor by floor keeps the home usable |
| Only too few sockets | Add points | A layout problem, not an installation problem |
At the survey we test first before we advise anything. If the existing wiring is sound, you get a quote for the fuse box only — even though we would have earned more from a complete installation. That is not noble but practical: a client who feels oversold does not come back for the bathroom.
Unsure about a quote you already have elsewhere? Send it over, together with a photo of the meter cupboard. We say what we think of it, even if the answer is that the other quote is fine.
Electrics sit between the demolition crew and the plasterer. Reverse the order and you pay twice. Below is how we plan it, with lead times for a 90 m² home.
We walk every room with you and mark where sockets, switches, light points and data points go. This is the moment to say a desk is coming in the bedroom — afterwards it gets expensive.
All old wiring, junction boxes and back boxes removed. Usually this runs in parallel with the rest of the renovation demolition.
Channels cut for all new runs, with dust extraction. This is the dirtiest phase and, in pre-war buildings, the longest — and the line item behind the price difference between home types.
All wiring in conduit, so a cable can be replaced later without chasing again. Junction boxes placed accessibly and numbered on the drawing.
Board fitted, all circuits connected and the installation tested before the plasterer arrives. A fault found now costs an hour; the same fault after plastering costs a day.
We hand over plaster-ready. If we also do the plastering and painting, that part falls under 9% VAT and we split the invoice.
Sockets, switches, spots and luminaires fitted in the brand you chose, everything commissioned, final measurement and handover with installation drawing, meter cupboard chart and NEN 1010 report.
Many companies only test at the end. By then the installation sits behind plaster and tiles, and a drilled-through conduit or a swapped core means demolition. We measure twice: once before the walls close, and once at handover. That first measurement costs us half a day and has saved us a week of damage three times in four years.
In a home from after 1990 we know fairly precisely what we will find. In a 1910 building we only know once the first chase is open. Five things we regularly encounter in Amsterdam, and what they mean for your price.
Wiring from the twenties and thirties had a sheath of impregnated textile. It crumbles on touch, and sometimes it is still live. This is the main reason we always advise full replacement in pre-war buildings rather than patching.
Popular in the sixties and seventies because copper was expensive. Aluminium expands more and creeps out from under the terminal screw, so the connection loosens and runs hot. If you find a scorch mark in a home from that era, this is usually the cause.
A branch someone once hid under the plaster. Formally not allowed, in practice everywhere. We locate them with a detector before the plasterer arrives, because a plastered-over junction box is a fault that only strikes in ten years.
In split buildings it is common for the attic floor still to sit on the downstairs fuse box. That is not a detail: it touches the VvE (owners’ association), the meter setup and sometimes the energy settlement. We map it and arrange the separation if needed.
In buildings from before 1994, asbestos can sit in old service shafts and behind meter cupboards. If we find it, we stop immediately and have it surveyed first. This is not a line we solve ourselves, and not one we hide in a quote.
We pause the work, send you a photo and a price based on the unit rates already in your quote, and only continue once you agree. No Friday-afternoon phone call with a figure you cannot check.
That is why those unit rates are public on this site: if extras arise, you can work them out yourself.
With a complete installation we draw a lighting plan before a single hole is drilled. Not because it looks good on paper, but because moving a light point after plastering is four times as expensive as getting it right beforehand.
The base level that lets you use the room safely. Usually recessed spots or a ceiling fitting, dimmable. Rule of thumb: one spot per 1.5 to 2 m² at a 2.60 m ceiling, in 2,700 K for living spaces.
Light where you do something: above the worktop, by the reading chair, at the mirror. Often on its own switch. Above a kitchen worktop we recommend 3,000 K — it reads sharper than the warm light in the living room.
Wall lights, an LED strip in a niche, a spot on a painting. This layer does the most for how a room feels and costs the least — provided the conduit is already there. Adding it afterwards is the most expensive way.
Run a neutral with every switch point. During installation it costs almost nothing, and it is the condition for fitting smart switches later without chasing again. In our complete installation this is standard in the price — ask explicitly whether that is also the case in another quote.
This matrix applies to a standard family house. For a pre-war building add about fourteen percent; for an apartment after 1990 subtract five percent — exactly as the calculator at the top does.
| Floor area | Safe & up to date | Partial rewiring | Complete installation |
|---|---|---|---|
| 35 m² | € 1.250 – 1.700 | € 2.300 – 3.100 | € 3.700 – 5.000 |
| 50 m² | € 1.300 – 1.750 | € 2.900 – 3.900 | € 4.800 – 6.500 |
| 70 m² | € 1.350 – 1.850 | € 3.600 – 4.900 | € 6.200 – 8.400 |
| 90 m² | € 1.450 – 1.950 | € 4.400 – 5.900 | € 7.600 – 10.300 |
| 120 m² | € 1.550 – 2.100 | € 5.400 – 7.300 | € 9.600 – 13.000 |
| 150 m² | € 1.650 – 2.250 | € 6.500 – 8.800 | € 11.700 – 15.800 |
| 200 m² | € 1.800 – 2.450 | € 8.300 – 11.200 | € 15.100 – 20.400 |
| 300 m² | € 2.100 – 2.850 | € 11.800 – 16.000 | € 21.900 – 29.600 |
| 400 m² | € 2.400 – 3.250 | € 15.400 – 20.800 | € 28.700 – 38.800 |
These are the same lines that end up in our quote. You can therefore put us next to any other offer, line by line.
| Full home rewiring | per m² living area | € 78 |
|---|---|---|
| Rewire one floor | per floor | € 1.850 – 3.400 |
| Pull new conduit run | per metre | € 44 |
| Pull cable into existing conduit | per metre | € 18 |
| Conduit under floor or in screed | per metre | € 62 |
| Chasing in plaster | per metre | € 11 |
| Chasing in brick | per metre | € 17 |
| Chasing in concrete | per metre | € 24 |
| Make good chases, plaster-ready | per metre | € 14 |
| Core drill through wall or floor | per penetration | € 95 |
| Fire-resistant penetration | per penetration | € 125 |
| Fit and connect junction box | per point | € 130 |
| Remove old cabling | per point | € 65 |
| Custom installation drawing with junction boxes | per home | € 285 |
| Socket — single | per point | € 145 |
|---|---|---|
| Socket — double | per point | € 165 |
| Socket with USB-C | per point | € 195 |
| Floor socket or floor trunking | per point | € 285 |
| Worktop socket in kitchen | per point | € 245 |
| Switch — single pole | per point | € 65 |
| Two-way switching (2 points) | per circuit | € 235 |
| Intermediate switching (3+ points) | per circuit | € 345 |
| Dimmer, matched to LED load | per dimmer | € 135 |
| Design-brand finishing (Gira, Jung, Berker) | uplift per point | € 18 – 65 |
| Flush recessed finishing — uplift | per point | € 55 |
| Install and connect light point | per point | € 125 |
|---|---|---|
| Fit and connect recessed spot | per spot | € 95 |
| Set of 10 recessed spots with dimmer | per set | € 1.150 |
| LED strip in niche or skirting, incl. driver | per metre | € 68 |
| Kitchen lighting under wall units | per kitchen | € 295 |
| Stair lighting with motion detection | per stair | € 585 |
| Three-layer lighting plan | per home | € 395 |
| Consumer unit 1 phase — 12 circuits | per board | € 1.145 |
|---|---|---|
| Consumer unit 3 phase — 12 circuits | per board | € 1.345 |
| Consumer unit 3 phase — 18 circuits | per board | € 1.850 |
| Install earthing — electrode and main earth bar | per home | € 425 |
| Equipotential bonding of water and gas pipes | per home | € 165 |
| Upgrade 1 → 3 phase, installation work | per home | € 695 |
| Grid operator fee for upgrade to 3×25 A | one-off, passed on | ± € 369 |
| Interlinked mains-powered smoke detector | per detector | € 155 |
| NEN 1010 completion inspection with report | per installation | € 345 |
| Install and terminate CAT6 data point | per point | € 165 |
| Fit patch panel in meter cupboard | per cabinet | € 345 |
All amounts include materials, labour and 21% VAT, valid in 2026 for Amsterdam and surrounding area. Electrical work is always at 21%; the reduced 9% rate applies only to the labour element of insulating, plastering, painting and wallpapering in homes older than two years. If we do that finishing work in the same project, we split the invoice. View the full price list with more than 180 rates →
For a 90 m² apartment a complete new installation including materials, chasing, finishing, inspection and 21% VAT comes out between € 7,600 and € 10,300. At 50 m² that is € 4,800 to € 6,500; at 150 m² € 11,700 to € 15,800. Per square metre that works out at roughly € 78 to € 95.
Pre-war homes sit about fourteen percent higher, because solid masonry has to be chased and made good. Apartments after 1990 sit about five percent lower, because the conduit routes already sit in the walls. Use the calculator at the top for your own floor area and home type.
With a complete installation, in practice no. Every wall is opened, there is days of chasing, and the home is without power for much of the time. That is why we almost always schedule this during a strip-out renovation, when you are not living there anyway.
If you do want to stay, partial rewiring floor by floor or room by room is the solution. It takes longer and costs a little more overall, but you always keep a usable part of the home. We then plan it deliberately in blocks of three to four days.
For a 90 m² home we allow ten to fifteen working days across seven phases: survey and drawing, strip-out, chasing, conduits, consumer unit with first-fix inspection, waiting for the plasterer, and finishing with handover.
The phase where we wait for the plasterer and painter is not included in those fifteen days — it sits between phases five and seven. If we also do the plastering and painting, we schedule it back-to-back and the overall lead time is shorter.
Almost entirely because of the chasing and making good. In a post-war home a run sits in a light partition or an existing conduit; in a 1910 building every metre has to be cut through solid masonry, then closed and finished plaster-ready. Chasing in brick costs € 17 per metre, in concrete € 24, against € 11 in plaster.
On top of that, pre-war buildings more often have staggered floor levels, high ceilings and longer runs, and the chance of surprises — fabric insulation, plastered-over junction boxes, missing earthing — is much greater. Hence the 1.14 factor in the calculator.
That happens regularly in pre-war buildings: aluminium wire, fabric insulation, a plastered-over junction box, or a circuit that quietly also feeds the upstairs neighbour. We then pause the work, send you a photo and a price based on the unit rates already in your quote, and only continue once you agree.
Those unit rates are also public on this page, so you can work out extras yourself instead of having to take a figure on trust.
Twice. Once when the conduits are in and the consumer unit is connected but the walls are still open — the first-fix measurement. And once at handover, when everything is finished.
That first measurement is the important one: a swapped core or a drilled-through conduit found then costs an hour. The same fault after plaster and tiles costs a day of demolition. At handover you receive the signed NEN 1010 report with all measured values, a meter cupboard chart and an installation drawing with the junction boxes surveyed in.
With a complete installation we work from a realistic plan per room rather than a fixed count: on average six to nine points per room, with three layers of light and data points where you work and watch. At the survey we draw that with you, and that plan is what sits in the contract price.
If you want more later, we charge the unit rate: € 145 for a single socket, € 95 for a recessed spot, € 125 for a light point. No markup because it is called extras.
No. Partial rewiring means we fit a new consumer unit and renew the conduits in the rooms you are renovating anyway — usually kitchen, bathroom and living room — while the rest of the existing wiring stays. At 90 m² that costs € 4,400 to € 5,900, about half of a complete installation.
That is the right choice if the existing wiring is plastic, installed after 1975 and measures well. If it is fabric or aluminium wire, or the home is being stripped back anyway, full rewiring is cheaper in the long run.
Yes. We rewire homes throughout Amsterdam for international clients, working in English, Dutch, Russian and Ukrainian. A complete new installation for a 90 m² apartment runs € 7,600 to € 10,300 including materials, chasing, making good, inspection and 21% VAT — roughly € 78 to € 95 per square metre.
The work takes ten to fifteen working days and is normally carried out while the property is stripped back. You receive a signed NEN 1010 inspection report, an installation drawing and a consumer unit chart at handover; quotation, report and contract can all be supplied in English.
The reduced 9% VAT rate in the Netherlands applies only to the labour element of insulating, plastering, painting and wallpapering in homes older than two years, and even then materials stay at 21%. Electrical work is not on that list.
If we also do the plastering and painting after making good the chases, we split the invoice: electrics at 21%, that finishing part at 9%. And if the meter cupboard is adapted as part of a solar panel installation on your home, that work falls under the 0% rate.
We call within four hours, look at a photo of your meter cupboard and can already say on the phone whether it is partial or full rewiring.
If you choose “as soon as possible”, we call within four hours during office hours. Outside those hours, the next morning.
You speak to someone who does the work themselves and can already say on the phone what is going on and roughly what it costs.
Just mention which language you prefer and we make sure the right colleague calls.
The survey at your home is free too, with no call-out fee. You are not tied to anything.
One photo of the open meter cupboard tells us more than ten minutes on the phone. We look at it free of charge and say honestly whether anything needs doing — even if the answer is “no”.
Send photo via WhatsAppA full rewire almost always touches the kitchen, the bathroom and the meter cupboard. Below are the pages that go deeper.
The hub page with the calculator, the circuit check and the full price list of more than 180 rates.
Read moreWhen it really has to go, how many circuits you need and what a new board costs.
Read moreHow many dedicated circuits a modern kitchen needs and why induction wants three-phase.
Read moreThe NEN 1010 zone layout in plain language, plus underfloor heating and ventilation.
Read more
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