We develop affordable homes across the Netherlands
Woonstaete Ontwikkeling finds sites, draws up plans and develops homes, with a focus on the affordable segment. We are glad to discuss a site, a plan or a municipality’s housing target with landowners, municipalities and developers.
We take on a large share of the homes ourselves, which gives us flexibility over the start on site and the purchase of the land. Decisions on the site, the plan and the financing are taken around one table, so we can tell you quickly whether a site has potential.
Woonstaete Ontwikkeling is part of Woonstaete Groep. The page on Organisation explains how the parts of the group work together to deliver, hold and let the homes.
From the first design to the first resident
We have developed and delivered 192 homes in fourteen developments across four provinces, and all of them are occupied. This series follows a single site through the process: the design as agreed with the municipality, the shell, the finishing, and the home as the first resident receives it.
One site, six stages
Geleen, completed in 2023. Photography: Woonstaete.
We keep most of what we develop
Our pipeline covers every phase: a first conversation about a plot, plans with the municipality, homes under construction and, finally, the handover of keys to the end user. After completion, a large share of these homes joins the portfolio of Woonstaete Beleggingen. When a project opens to investors, it appears in the offering.
- 01Land positionPlot acquired or reserved
- 02Plan developmentDesign and consultation with the municipality
- 03Planning permissionFrom application to final permission
- 04Under constructionFrom shell to turnkey
- 05Completed and letDelivered: see our track record
Artist’s impression
Warmenhuizen
Schagen · Noord-Holland Planned completion: Q2 2027- Homes
- 40in two villa-style blocks
- Type
- Rentalone- and three-room apartments
Artist’s impression
Aalten
Achterhoek · Gelderland Planned completion: Q3 2028- Homes
- 6945 apartments and 24 houses
- Type
- Rental and saleapartments at mid-market rent
Artist’s impression
Koudum
Súdwest-Fryslân · Friesland Completion: timetable being updated- Homes
- 10back-to-back houses
- Type
- Rentalhouses
Artist’s impression
Bakhuizen
De Fryske Marren · Friesland Completion: timetable being updated- Homes
- 10back-to-back and semi-detached houses
- Type
- To be confirmedrental or sale, being agreed with the municipality
Artist’s impression
Emmen
Urban extension · Drenthe Planned completion: end of 2028- Homes
- 96apartments in three blocks
- Type
- Rental and saleone block for rent
Design study
De Hoven, Zutphen
Zutphen · Gelderland Planned completion: 2028 to 2030- Homes
- 64apartments and terraced houses
- Type
- To be confirmedone- and two-room apartments and terraced houses
Artist’s impression
Doetinchem
On the Oude IJssel · Gelderland Completion: timetable being updated- Homes
- 24one-room apartments in a villa-style block
- Type
- Rentalaffordable rent
Artist’s impression
IJsselmuiden
Kampen · Overijssel Completion: timetable being updated- Homes
- 14houses
- Type
- To be confirmedthe programme is being revised
Artist’s impression
Noordwolde
Weststellingwerf · Friesland Completion: timetable being updated- Homes
- 9terraced houses
- Type
- Rentalmid-market rent
Massing study
Nootdorp
Pijnacker-Nootdorp · Zuid-Holland Completion: not yet scheduled- Homes
- 36a villa-style block and back-to-back houses
- Type
- Rentalnumbers under discussion with the municipality
Massing study
Heesch
Bernheze · Noord-Brabant Completion: not yet scheduled- Homes
- 15back-to-back and terraced houses
- Type
- Rental and saleten homes for rent
Massing study
Hengelo
Hart van Zuid · Overijssel Planned completion: end of 2029- Homes
- 31in one apartment building
- Type
- To be confirmedsplit between rental and sale not yet decided
Massing study
Drempt
Bronckhorst · Gelderland Completion: not yet scheduled- Homes
- 28in a single plan
- Type
- Rental and saleaffordable and mid-market rent
Do you have a site that would fit in here? Landowners, estate agents and developers bring us sites and plans, and we are glad to look at what could be done on each site.
Submit a siteCompletion dates are indicative and do not constitute a commitment. Artist’s impressions show the design as agreed with the municipality; the finished result may differ.
From site and plan to permission, construction and operation
Every project goes through the same four phases, and each phase starts only when the previous one is complete.
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01
The site
We carry out our own site acquisition, looking for land where affordable homes can be delivered. Landowners also bring sites to us, such as a plot, a farmyard or a commercial site that is becoming vacant. If we see potential, we agree terms with the owner.
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02
Working with the municipality
Together with the municipality, we focus on where the need is greatest: which groups need housing, and how that fits the local housing target. The framework is fixed before the detailed design begins.
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03
The planning application
With the framework in place, we work up the plan and submit the planning application. Once the planning permission is final, construction of the homes begins.
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04
Construction and operation
Regular partners who know our concept-based approach and our quality standards carry out the construction. After completion, we retain ownership of a large share of the homes and let them ourselves.
A fixed concept, delivered with regular partners
We deliver our 1-, 2- and 3-room apartments and compact houses to a fixed concept, with regular partners and a recognisable housing design. Repetition works in our favour, so we can quickly prepare a proposal for any site, with a programme fixed in advance and a financial appraisal.
A fixed concept
Our homes follow a recognisable housing concept of 1-, 2- and 3-room apartments and compact houses. For each site, we tailor the programme to the needs of the municipality and its residents. We make sure the design sits well in its surroundings and that the homes address the housing issue the municipality faces at the time.
Regular partners
We are both a developer and a long-term investor. We work with regular partners on design and construction. They know the concept and our principles, and they understand why affordable housing should also be stylish and sustainable. Coordination between contractor, architect and developer avoids surprises during construction.
Complete on handover
Our 1-, 2- and 3-room apartments and small houses are compact and come complete with a kitchen, bathroom and storage room. Residents receive a home that is ready to move into and suits its target group.
A developer-investor that stays on after completion
We mainly develop affordable homes, in response to the municipality’s housing target. Because we take on a large share of the homes ourselves, our plans do not depend on a housing association’s capacity to take on homes, or on the usual 70% pre-sales. The affordable rental segment can therefore be included as well, and all our developments strike a healthy balance between rental and owner-occupied homes. A further advantage is that a plan’s financial viability can be tested accurately in advance, because the rent is fixed and the construction costs are known.
The shortage of affordable homes affects the whole of the Netherlands, and every municipality has its own target to meet. We therefore develop across the country, from Friesland to Brabant, responding at each site to local need and local circumstances. In this way we help to meet housing targets, one site at a time.
Talk to us early
We welcome early conversations, with a site and a first idea, so that the programme, the target and the local issues are clear from the outset. We then align the draft urban design plan with the needs of your municipality, and prepare the final urban design plan only once the general direction has been agreed.
A developer with a long-term vision for affordable housing
What happens when you bring us a site
Perhaps you own a plot, a farmyard or a commercial site that is becoming vacant, and you think it could be suitable for housing. You will want a partner who can judge quickly whether it has potential and work up a draft plan. We assess the site and share a detailed analysis of what is possible.
If we see potential, we agree tailored terms with you for the land and the next stages. We take care of the process with the municipality, from the consultations and the plan to the planning permission. You need no knowledge of planning yourself, and the land remains yours until it is transferred. Because we take on a large share of the homes ourselves, our agreement with you does not depend on finding buyers for the plan.
Your site does not need to be large
On the corner plot shown here, between existing terraced houses, we delivered a three-storey villa-style block with affordable rental apartments. Please do not hesitate to get in touch about your site. We would be glad to talk through the possibilities.
We are open to any form of partnership
We welcome partnerships with developers and landowners, and we are happy to take on the affordable rental homes in a development ourselves. As we are the end investor, you do not need to find a housing association or other buyer for the homes we acquire.
Every development is different, so we look at each site to see what kind of partnership fits. We can take over the entire development or take it forward together with you. We are also happy to acquire the rental part of a plan, with a forward purchase commitment agreed in advance.
A partnership shaped around your plan, with us as end investor
The offering
When a project opens, you will find it in the offering. We would be glad to talk to you about investing: investeren@woonstaete.nl.
View the offeringWoonstaete Asset Management
How we let the homes ourselves after completion and arrange their management and maintenance.
More about Woonstaete Asset ManagementFour questions we often hear about development
Does Woonstaete keep the homes after completion?
Yes. We keep the rental homes we deliver, and we let them ourselves. The page on Organisation explains how this is arranged within the group.
Does Woonstaete also acquire plans developed by others?
Yes. We can acquire the whole plan or develop it together with you, and we are happy to acquire the rental part of a plan with a forward purchase commitment agreed in advance. We would be glad to discuss what suits your plan.
Can I invest in a project that is currently in development?
No. Projects in development are not yet open for investment. You invest through the offering, and you will find a project there as soon as it opens.
What does Woonstaete expect from a municipality or a landowner?
A conversation. As soon as we see potential, we agree terms with the landowner for the land. With the municipality, we develop the plan within its housing programme. We take care of the consultation, the plan and the planning permission ourselves.