Brainbay

What Brainbay does

Brainbay B.V. is a Dutch data and technology company founded in 2018 as a wholly-owned subsidiary of the NVM (Nederlandse Coöperatieve Vereniging van Makelaars en Taxateurs), the Dutch cooperative of real estate brokers and valuers. It serves as the data and technology arm of the NVM group, with exclusive custody of the TIARA member exchange system and the MIDAS property database, which together cover the Dutch residential, commercial, and agricultural real estate markets (5,931,420 objects, 8,519,786 residential transactions, and 116,579,226 photos). Its products power the property listings on Funda and are integrated with all major certified office automation systems used by NVM brokers (Realworks, CubicEyes, Kolibri, KeySoftware, skarabee, yesco, Pararius, Omniboxx, OSRE, Xitres, Realite).

The company's product portfolio is built on proprietary AI/ML capabilities, including a gradient-boosting Automated Valuation Model trained on more than 100 property and neighborhood features, a text mining classifier for property quality assessment, visual recognition on listing photos, a self-learning iterative model, and the EcoValue sustainability valuation model. It exposes these capabilities through six APIs (Object, Valuation, Reference, Price Trends, Market Information, and EcoValue) handling approximately 1,000,000 calls per day, alongside member-facing applications such as the Aankoop-tool, Inverkoopname-tool, Marktanalyse, Geografische Informatie, and the BNDL BiedWijzer bid-acceptance tool.

Brainbay operates a hybrid revenue model: subscription/recurring services to NVM members through the NVM member portal, API licensing to external parties (DatHuis, Flux, TaxAPI, Nexxtmove) under terms requiring demonstrated value for NVM agents, and professional services including research collaborations with ING Research, ABN AMRO, and NHG. Geographic scope is exclusively the Netherlands, with all operations run from its Utrecht headquarters (Orteliuslaan 951). The company is privately held by the NVM cooperative, with no external institutional investors or funding rounds disclosed.

Name

Brainbay

Legal name

brainbay B.V.

Website

https://brainbay.nl

Company type

Private

Founded year

2018

Operating status

Operating

Headcount range

11–50 employees

Short description

Brainbay B.V. is a Dutch data and technology company, wholly owned by the NVM real estate cooperative, that manages the TIARA exchange system and MIDAS database for the Dutch property market and delivers AI-driven valuation, reference, and market analytics APIs and applications to NVM brokers and licensed external partners.

Ownership category

akta.pro rank

Product category

Real Estate Data Analytics

NAICS

Software Publishers (5132)

SIC

Services-Prepackaged Software (7372)

akta.pro primary industry

Collateral, Lien & Asset Valuation Platforms (Auto, Equipment, Real Estate) (FSAGAHAG)

akta.pro secondary industry

Property Valuation: Appraisal Management (AMC) & Appraiser Networks (FSALALAI)

Keywords

• Real estate data
• Property valuation
• Automated valuation models
• Real estate analytics
• Property market intelligence

Headquarters

HQ city

Utrecht

HQ country

Netherlands

HQ region

Europe

Offices1 record

Markets served

GTM type

B2B

Offering type

Software

Cost components

Personnel, Technology or R&D, Infrastructure, Operations, Marketing or Sales

Revenue model

1. NVM Member Services: As an NVM subsidiary, Brainbay provides data management, data quality monitoring, and innovative services to make property data accessible to NVM members. Revenue is derived from services provided to the NVM holding and its members.
2. API Access for External Parties: External parties may connect to Brainbay's APIs under specific terms. One of the main conditions is the added value the connection provides to NVM's real estate agents. Examples include software developers building services for NVM agents.
3. Research and Analysis Services: Brainbay conducts market research and provides analysis on behalf of NVM and third parties like ING Research, ABN AMRO, and NHG, producing reports on Dutch property market developments.

Pricing tiers

Go-to-market motion2 records

Distribution channels4 records

Marketing channels4 records

Core offering

Brainbay develops and operates data-driven software products and APIs that manage, enrich, and distribute Dutch residential, commercial, and agricultural real estate data sourced from NVM's MIDAS database and TIARA exchange system. The company applies AI/ML (gradient boosting Automated Valuation Models, text mining, visual recognition) to deliver property valuations, market intelligence, comparable property references, sustainability impact assessments, and NVM-member-exclusive applications used in daily real estate workflows.

Product overview

Brainbay operates as a data-driven real estate intelligence platform with three core pillars: property data management (maintaining the most complete Dutch real estate database via Midas and Tiara), property market research (quarterly indices and market analysis), and property products (innovative tools making real estate data accessible). The portfolio consists of API-based products for automated valuation (Modelwaarde), price trends (Woningwaarde-index, Prijsontwikkeling), market information (Marktinfo), reference properties (Referentie objecten), sustainability valuation (Duurzaamheidswaarde-API, Verduurzamings-monitor), and object information (Object informatie/Gebouwpaspoort). NVM members access exclusive applications including Inverkoopname-tool, Aankoop-tool, Marktanalyse, Geografische Informatie, and Business Dashboard Datakwaliteit through the NVM member portal. The platform is powered by AI/ML using gradient boosting, text mining, and visual recognition technologies.

Differentiator

Problem solved

Functional benefit

Products and services

• Modelwaarde (API Valuation Model) API that delivers model-based automated home valuations for any Dutch residential property in seconds, powered by gradient boosting machine learning on over 100 property and neighborhood features sourced from the TIARA database. Used by real estate agents, appraisers, and integration partners.
• Woningwaarde-index (Price Trends API) API providing indexed property values based on historical transaction prices, tracking value development of owner-occupied homes over time using AI-powered analysis of 100 property features.
• Marktinfo (Market Information API) API providing housing market data per neighborhood based on recent transactions, including aggregated insights on objects sold, average prices, and turnaround times for any Dutch neighborhood.
• Object informatie (Object-API) Real-time API providing property supply and transaction data from the NVM MIDAS database and TIARA exchange system, with high search diversity and the latest market data; handles approximately 1,000,000 daily API calls.
• Referentie objecten (API Reference Module) API that automatically generates comparable property overviews for each residential property in the Netherlands, using intelligent algorithms combined with property analyst expertise across location, living space, plot size, construction period, and property type.
• WOZ Waardeontwikkeling Permanent market analysis product that tracks WOZ (assessed property value) developments over time using the most current property data, supporting municipal and neighborhood-level analysis.
• Gebouwpaspoort Building passport product that consolidates all relevant property characteristics for any Dutch real estate object in a single view, providing comprehensive property information for real estate professionals.
• Prijsontwikkeling (Price Trends) Real estate insight tool that assesses the current status of properties or groups through indexed property values based on historical transactions, supporting trend analysis at portfolio and individual property level.
• Duurzaamheidswaarde-API (EcoValue API) Sustainability value API that quantifies the financial impact of energy label improvements on a property's value, using the specialized EcoValue model developed in collaboration with NHG, ING, and ABN AMRO.
• Verduurzamings-monitor Sustainability monitoring tool providing insights into the energy performance of the Dutch owner-occupied housing market, supporting policy analysis and institutional research.
• Aankoop-tool (NVM Purchase Tool) NVM member-exclusive buying agent tool that helps determine the best purchase strategy using model values, reference properties, comparable listings, and market data, including renovation and sustainability modules. Launched in April 2021.
• Inverkoopname-tool NVM member-exclusive application that helps real estate agents quickly determine the best sales strategy for a property by combining property details, value estimates, and comparable property references in one search. Launched in 2021.
• Marktanalyse NVM member tool that allows advanced analysts to create custom market analyses by selecting specific market areas, price ranges, or segments.
• Geografische Informatie NVM member application with extensive mapping functionality for property research, including cadastral boundaries, spatial plans, soil data, ecological structures, and NVM property listings.
• Business Dashboard Datakwaliteit NVM member dashboard that informs brokers about the data quality of property listings in the TIARA exchange system, helping improve data quality through correct and timely registration.
• Agrarisch & Landelijk Stamkaart Archive product of the MIDAS database containing historical information for any object ever entered in TIARA Agricultural & Rural, including asking price, status, surface area, transaction details, and property listings.
• BNDL BiedWijzer Lead generation tool exclusive to NVM brokers, built on Brainbay data, providing bid acceptance probability analysis for housing seekers on broker websites; data remains with the broker and BNDL processes data solely on behalf of the broker. Launched in February 2026.

Quantifiable outcome

• AVM model uses over 100 property and neighbourhood features for accurate valuations
• +4 more outcomes

Named customers10 records

Segments4 records

Ideal customer profiles3 records

Technology focussed Yes

API detail

Has API

Yes

API docs

API detail

Core technology

AI maturity

App detail

Integration12 records

AI capability7 records

Feature8 records

Partnerships

Seven partnerships are on record, tiered core.

• BNDL/DatHuiscoreGTM or Marketing PartnerBNDL BiedWijzer is a lead generation tool exclusive to NVM brokers, built on Brainbay data. It provides bid acceptance probability analysis for housing seekers on broker websites. Data remains with the broker; BNDL processes data solely on behalf of the broker.
• FundacoreTechnology or IntegrationFunda receives property data through the TIARA Distribution Module, making it the primary source for all property listings on Funda and other real estate broker websites.
• RealworkscoreTechnology or IntegrationCertified office automation specialist providing property management software for NVM members in the housing segment.
• ING ResearchcoreStrategic or Co-development PartnerJoint research partnership analyzing sustainability of VvE complexes and the influence of sustainability loans on property values. Brainbay provided market valuation analysis using the EcoValue model.
• ABN AMROcoreStrategic or Co-development PartnerResearch partnership on foundation risks in the Dutch housing market. Combined Brainbay property valuation models with ABN AMRO analysis to study whether buyers price in foundation risks.
• NHG (Nationale Hypotheek Garantie)coreStrategic or Co-development PartnerResearch partnership analyzing the relationship between sustainability costs and property value appreciation for homes under the NHG limit. Used Brainbay's AI-validated valuation technology on 15,000 properties.
• NVMcoreOthersBrainbay is a wholly-owned subsidiary of NVM (Nederlandse Coöperatieve Vereniging van Makelaars en Taxateurs). NVM established Brainbay in 2018 to manage its property database and exchange systems.

Scale indicators7 records

Recent moves7 records

Expansion highlights5 records

Direct peers

• Calcasa: Calcasa is a Dutch automated valuation model (AVM) provider offering property valuations for the Dutch market, including WOZ valuations. It is a direct competitor to Brainbay's Modelwaarde API and serves many of the same mortgage lenders and financial institutions.
• HouseCanary: HouseCanary is a US-based residential AVM and analytics platform that provides automated home valuations and market intelligence to lenders, investors, and financial institutions. It is comparable to Brainbay's Modelwaarde and Marktinfo products in offering AI-powered property valuations and market data APIs.
• Veros: Veros provides automated valuation technology and analytics for residential property, including collateral valuation platforms for mortgage lenders. It is directly comparable to Brainbay's AVM and collateral valuation offerings for the lending industry.
• GeoPhy: GeoPhy is an AI-powered real estate valuation company headquartered in the Netherlands, providing automated property valuations across Europe using machine learning. It directly competes with Brainbay in AI-driven residential and commercial property valuation.

Others

• Funda: Funda is the Netherlands' primary consumer-facing real estate platform and a key Brainbay customer/integration partner. It is comparable as the primary output channel for NVM property listings via Brainbay's TIARA Distribution Module, making it an ecosystem participant rather than a direct competitor.

Regional players

• Rightmove: Rightmove is the UK's largest property portal with extensive property data, market insights, and valuation tools. It is comparable to Brainbay's role in powering Dutch property listings and providing market intelligence, though operating in a different geography.
• Pararius: Pararius is one of the largest Dutch rental property portals and a Brainbay integration partner. It is comparable as a regional player in Dutch real estate data distribution and consumer-facing property information, though it focuses on rentals rather than full property data management.

Broad incumbents

• CoreLogic: CoreLogic is a major US-based property data and analytics company providing comprehensive real estate information, AVMs, and valuation services. It represents a broad incumbent operating at much larger scale across multiple property-related data services, comparable to Brainbay's overall data and analytics platform.
• CoStar Group: CoStar Group operates the largest commercial real estate data and analytics platforms globally (CoStar, LoopNet, Apartments.com). It is comparable to Brainbay as a broad incumbent in property data infrastructure, though focused primarily on commercial rather than residential markets.

Emerging players

• LocalData: LocalData (formerly Local Logic) provides location and neighborhood intelligence for real estate, using data analytics to characterize properties and surrounding areas. It is comparable as an emerging player in property data enrichment and analytics, intersecting with Brainbay's neighborhood and location-based valuation features.

Market position

Strengths4 records

Weaknesses4 records

Competitive moat6 records

Key risks6 records

Key highlights6 records

Customer concentration

• LinkedInlinkedin.com/company/brainbay-b-v

Revenue estimate

Valuation estimate

Number of profiles

Profiles8 records

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Brainbay