The verdict in three sentences
For a property management company in Amsterdam, a 2026 website redesign typically runs EUR 10,000 to 45,000 with a local agency over 10 to 18 weeks, while Kolonell's fixed grid goes from EUR 2,700 (Starter) to EUR 8,200 (Premium), delivered in 3 to 4 weeks for the public site. The real risk in a redesign is rarely the look: it is lost search traffic on service and listing pages, broken links to owner and tenant portals, and careless handling of the personal data that maintenance request forms collect. A redirect map, a content inventory and a GDPR check before launch remove most of that risk.
This guide is written for managing directors of property management and rental management firms across Amsterdam, from Zuid and Oud-West to De Pijp, IJburg and Amstelveen.
What does a redesign cost in Amsterdam in 2026?
The local market combines two businesses: VvE management for owners' associations, and rental management for private landlords, often with a large share of expat tenants. Each audience looks for different things, so the new structure should give each one a path: a VvE page, a landlord page, a tenant page and a maintenance request form. Since the Affordable Rent Act (Wet betaalbare huur) took effect in July 2024, landlords also ask more compliance questions; any page that touches on rental rules should be reviewed by your legal adviser, with no rough rent figures on the site.
| Scope | Typical Amsterdam agency quote (2026 ballpark) | Kolonell fixed grid | Typical timeline |
|---|---|---|---|
| Refresh of an 8 to 12 page site, one language | EUR 5,000 to 10,000 | Starter EUR 2,700 | 3 weeks vs 6 to 8 |
| Full redesign: pages per audience (VvE, landlords, tenants), blog, CMS | EUR 10,000 to 20,000 | Growth EUR 4,500 | 3 to 4 weeks vs 8 to 12 |
| Dutch and English redesign with structured content migration | EUR 15,000 to 30,000 | Premium EUR 8,200 (the multilingual tier, languages set in the quote) | 4 weeks vs 10 to 14 |
| Owner and tenant portal, maintenance request tracking | EUR 20,000 to 60,000 and up | On quote | 8 to 20 weeks |
| Connection to your property management software (API, listing feed) | Highly variable | On quote | Depends on the vendor |
| Photos of managed buildings (local photographer, third-party cost) | EUR 600 to 1,500 per day | Third-party cost, not a Kolonell fee | 1 to 3 days |
Agency ranges reflect public agency rate pages and typical quotes in general terms, not a survey. The Kolonell price includes a project manager reachable in your time zone, native English or French copywriting, delivery in 3 to 4 weeks and 3 months of support. Tier details are on the international offer page.
Which phases, and how many weeks?
A sound redesign always follows the same order: measure first, design second. Skipping the audit is the most common cause of traffic drops after launch.
| Phase | What happens | Kolonell duration | Typical agency duration |
|---|---|---|---|
| 1. Audit and inventory | URL crawl, pages that bring traffic (Search Console), list of forms and data collected | Week 1 | 2 to 3 weeks |
| 2. Structure and redirect map | Sitemap per audience, old URL to new URL table | Weeks 1 to 2 | 2 weeks |
| 3. Design and copy | Mockups, Dutch and English copy on Premium | Weeks 2 to 3 | 3 to 5 weeks |
| 4. Build and migration | Development, migration of useful content, removal of dead pages | Weeks 3 to 4 | 3 to 6 weeks |
| 5. QA | Redirect tests, accessibility, forms, privacy notices | Week 4 | 1 to 2 weeks |
| 6. Launch and follow-up | DNS switch, 404 monitoring, 3 months of support | After launch | Varies |
Added up, local agencies often quote 11 to 18 weeks, against 3 to 4 weeks for the public site with Kolonell. A portal or software integration extends the schedule either way, so it is scoped separately.
What are the main risks, and how do you control them?
| Risk | What happens | Mitigation |
|---|---|---|
| Organic traffic loss | Old URLs (/verhuur/, /vve-beheer/) return 404 errors | 301 redirect for every indexed URL, monitoring for 8 weeks |
| Broken rental listings | The listing feed or software export stops displaying | Test the feed on a staging site before the switch |
| Lost portal links | Owners and tenants bookmarked the old login address | Keep or redirect the URL, email notice 2 weeks ahead |
| Poorly protected maintenance data | Photos of homes, names and phone numbers travel without a framework | Minimal fields, HTTPS, EU hosting, defined retention period |
| Outdated regulatory copy | Pages on rents or leases not updated since 2024 | Review by the firm's legal adviser |
| Launch downtime | Site unreachable during DNS propagation | TTL lowered in advance, switch on a Tuesday morning |
| Language versions out of sync | English pages lag behind the Dutch ones | Hreflang tags, native copywriting, shared publishing calendar |
On data protection, the GDPR (AVG in the Netherlands) applies, supervised by the Autoriteit Persoonsgegevens. Ask for an up-to-date privacy statement, consent for non-essential cookies in line with Dutch cookie rules, a data processing agreement (verwerkersovereenkomst) with your web provider and EU-based hosting. Aim for WCAG 2.1 AA on accessibility too: many tenants fill in forms on a phone, sometimes in a language that is not their first. This is not legal advice.
Mini case study
Illustrative example: Sanne runs a property management company in Oud-West that manages 35 VvEs and around 280 rental homes. Her site has 60 URLs, and 15 of them bring most of the visits. She compares two options for a Dutch and English redesign.
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- Local agency: EUR 24,000 quote, 14 weeks.
- Kolonell Premium: EUR 8,200, 4 weeks, plus 2 days of a local photographer at EUR 900, so EUR 1,800 in third-party cost. Total: EUR 10,000.
The gap is EUR 14,000. Payback assumption: if the new landlord form lifts inquiries from 6 to 9 a month, that is 36 more a year; if one in six becomes a management contract worth EUR 1,500 in annual fees, Sanne gains 6 contracts, or EUR 9,000 a year. The tenant portal is scoped as a separate phase 2 quote.
FAQ
How long does a property management website redesign take in Amsterdam?
Plan on 3 to 4 weeks for the public site with Kolonell, against 10 to 18 weeks with a local agency in typical quotes. An owner portal or software integration adds to the schedule and is quoted separately.
Will we lose our search rankings during the redesign?
Not if every indexed URL gets a 301 redirect and 404s are monitored for 8 weeks after launch. A small fluctuation over 2 to 4 weeks is normal; a lasting drop almost always points to a missed redirect.
Do we need a site in Dutch and English?
In Amsterdam a large share of tenants are expats and many owners read Dutch first, so two languages are often justified. At Kolonell this is the Premium tier at EUR 8,200 (the multilingual tier, languages set in the quote).
What should a maintenance request form ask for?
Address, type of issue, one or two photos and a contact method cover about 90% of cases. Every extra field should be justified under the GDPR and covered by a defined retention period.
Can we keep our current property management software?
Yes, the public site can display listings through a feed or export, as long as the vendor allows it. The integration is quoted after reading the vendor documentation and usually takes 1 to 3 weeks of work.
For a costed estimate of your redesign, request a free quote.
Let's scope your project. A 15 to 40 page redesign in one or two languages, EUR 2,700 to 8,200, delivered in 3 to 4 weeks, with any portal quoted separately. See the international offer or request a free quote: detailed reply within 48 hours.
Mohamed Bah
Fondateur, Kolonell
Passionate about digital and entrepreneurship in Africa, Mohamed has been helping Sénégalese businesses with their digital transformation since 2020. Founder of Kolonell, he believes every SME deserves a professional and accessible online présence.
