What Fullhouse does

FULLHOUSE B.V. is a privately held Dutch property developer and builder headquartered in Rotterdam, founded in 2015, focused on urban residential development and monumental heritage transformations across South Holland. The company operates the full real estate value chain through its wholly-owned construction subsidiary FULLSPEED Construction, handling financing, development, construction, and long-term property management for both its own portfolio and the open market. Its portfolio spans affordable starter apartments, social rental housing for youth, mid-market rental homes, student residences, family homes, luxury apartments, and penthouses across municipalities including Rotterdam, Vlaardingen, Schiedam, Katwijk aan Zee, 's-Gravenzande, Oud-Beijerland, Bergen aan Zee, and Vlissingen.

The company's technical differentiation sits in sustainable and heritage construction methods rather than digital technology. Notable proprietary approaches include locally harvested straw roof insulation with CO2-negative performance (Museum Quarter Vlaardingen, 2,200 m2), FSC-certified wood fiber wall insulation, modular prefab systems with demountable facades (Hof van Aleida), wood construction atop existing structures (De Gravin), and 3D-printed ceramic architectural elements produced via Studio RAP using over 50% recycled materials (De Herwaert, De Touwdraaier). The firm has secured regulatory milestones including a Regeling groenprojecten green certification for HilleHof and nature permits for sensitive projects near Natura 2000 areas.

Revenue generation operates through two streams: one-time residential property sales (across affordable, mid-market, and luxury tiers priced EUR 80/m2 upward plus premium for penthouses and water villas) and recurring rental income from properties held in the firm's own portfolio. Distribution combines direct buyer sales, partner brokers (TW3 Strategie, Ooms Makelaars, Christie's, Alpina Makelaardij, DWE Nieuwbouw Makelaars), institutional investor channels (Leyten, Novaform), and municipal tender wins. Key institutional customers and partners include Woonstad Rotterdam, Leyten, Novaform Projectontwikkelaars, BPD Bouwfonds Gebiedsontwikkeling, and Toro Real Estate. The company currently operates with approximately 12 employees and has won recognition including the PropertyNL Re-Use Award 2025 (HilleHof) and a Rotterdam Architecture Prize 2019 nomination (House of Cool).

Name

Fullhouse

Legal name

FULLHOUSE B.V.

Website

https://fullhousevastgoed.nl

Company type

Private

Founded year

2015

Operating status

Operating

Headcount range

11–50 employees

Ownership category

akta.pro rank

Product category

Residential Real Estate Development

NAICS

New Housing For-Sale Builders (236117), New Multifamily Housing Construction (except For-Sale Builders) (236116), Lessors of Residential Buildings and Dwellings (53111), New Single-Family Housing Construction (except For-Sale Builders) (236115)

SIC

Real Estate Dealers (For Their Own Account) (6532), General Bldg Contractors - Residential Bldgs (1520), Land Subdividers & Developers (No Cemeteries) (6552)

akta.pro primary industry

Core Real Estate (Stabilized/Core-Plus) (FSAAAKAA)

akta.pro secondary industry

Mixed-Use Property Management (BPAJAGAE)

Keywords

• Residential property development
• Heritage building renovation
• Sustainable construction
• Urban housing projects
• Real estate development

Headquarters

HQ city

Rotterdam

HQ country

Netherlands

HQ region

Europe

Offices1 record

Markets served

GTM type

B2C

Offering type

Services

Cost components

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

Revenue model

1. Real estate development and sales: FULLHOUSE develops, builds and manages real estate for its own account and risk, for its own portfolio and for the market. Revenue is generated through the sale of developed residential properties including apartments, family homes, and transformed heritage buildings.
2. Real estate management and rental income: FULLHOUSE develops, builds and manages real estate, implying revenue from holding properties in its own portfolio. Properties are developed both for the market and for their own portfolio, generating rental income.

Pricing tiers

Go-to-market motion2 records

Distribution channels4 records

Marketing channels6 records

Core offering

FULLHOUSE develops, builds, and manages residential real estate for its own account and risk, its own portfolio, and the market, primarily in South Holland, Netherlands. The core offering covers the full lifecycle from financing and acquisition through development, construction (via subsidiary FULLSPEED Construction), sales/leasing, and ongoing property management, with a focus on urban new-build apartments and family homes as well as heritage building transformations into sustainable homes.

Product overview

Fullhouse is a Dutch real estate development and construction company headquartered in Rotterdam, operating primarily in South Holland with a focus on urban residential development and monumental building transformations. The company develops, builds, and manages real estate projects for its own account and risk, as well as for the market. Its project portfolio includes residential complexes, heritage building renovations, student housing, and mixed-use developments across various Dutch municipalities. The company finances, develops, builds, and manages real estate with the goal of improving living, working, and living environments. Projects range from complex urban new-build developments to creative transformations of existing structures.

Differentiator

Problem solved

Functional benefit

Brands

• FULLSPEED Construction: Construction division of FULLHOUSE Group handling building and construction services for real estate development projects.
• FULLSPEED Bouw

Products and services

• Museum Quarter Vlaardingen Redevelopment of 19th-century herring warehouses at Westhavenkade and Vetteoordskade in Vlaardingen into 79 sustainable rental apartments and one community space. Developed in partnership with BPD Bouwfonds Gebiedsontwikkelaar and built with Dura Vermeer. Targeted at mid-market and private-sector rental tenants seeking heritage-led sustainable urban living in South Holland.
• VTK5 Museum Quarter Vlaardingen (Vetteoordskade) Ground-oriented city homes at Vetteoordskade 3-5 in Vlaardingen, designed as part of the Museum Quarter Vlaardingen heritage area development. Tribute to the herring fishing heritage of the location, targeted at heritage-oriented buyers seeking character-rich homes with modern sustainable comfort.
• KasseNova aan de Vaart Mixed-tenure residential development at Nieuwe Vaart 11 and 13 in 's-Gravenzande (Westland), offering 40 affordable owner-occupied apartments (46-110 m²), 25 luxury apartments, 3 penthouses with sea views, and 8 water villas with gardens on the Nieuwe Vaart. Targeted at affordable home buyers, luxury buyers, and water-front lifestyle buyers; co-developed with Bravenboer Management. Phase 1 handed over to residents.
• De Herwaert Distinctive residential building in Rotterdam linking the city with the park, developed following the Westersingel tender win. Incorporates 3D-printed ceramic tiles and sculptural decorations by Studio RAP using over 50% recycled materials with abstract water-inspired ornaments. Targeted at premium urban buyers seeking architecturally distinctive homes.
• De Touwdraaier Distinctive nautical, modern, and sustainable residential building in Vlissingen developed after winning the Touwslagerij-Kanaalzijde tender. Features bespoke 3D-printed vertical cable-rope ceramic elements by Studio RAP using circular clay and innovative 3D-printing techniques; tiles are dried, glazed, and fired for durability. Targeted at premium and design-conscious buyers in Zeeland.
• HilleHof (Sikkelschool Complex) Transformation of a 6,000 m² monumental school complex built in 1923 (Sikkelschool) in Rotterdam-Zuid into 73 mid-market and higher-segment rental homes. Connected to district heating with A/A+ energy labels; built under the Regeling groenprojecten green certification scheme. Won the PropertyNL Re-Use Award 2025 for excellence in building reuse. Targeted at mid-market and higher-segment renters seeking heritage character with modern sustainability.
• Aleida Court (Hof van Aleida) Transformation of the former Gravin Aleida school in Schiedam into a sustainable living environment comprising 9 apartments (58-137 m²) and 8 single-family homes (92+ m²) with energy labels A or A+. Uses a circular prefab building system with demountable facade, roof, and floor elements for excellent thermal and acoustic performance and future material reuse. Targeted at home buyers seeking sustainable, character-rich new homes in Schiedam.
• De Gravin Redevelopment of a 1980s office building at 's-Gravendijkwal 28-36 in Rotterdam into 55 social rental homes for youth up to 27 years, with a minimum A++ energy label. Co-developed with Novaform Projectontwikkelaars. Features 7 new two-storey homes built in wood construction on top of the existing parking garage, enabling sustainable densification without structural modifications. Targeted at youth housing seekers and social rental tenants in Rotterdam.
• Bas (Oud-Beijerland) Mixed-tenure residential development in the center of Oud-Beijerland at the former Modecentrum Bas Hollaar site, offering 68 apartments across affordable owner-occupied, affordable purchase, and private sector purchase segments. Developed in close collaboration with the Municipality of Hoeksche Waard. Targeted at home buyers and upgraders in the Hoeksche Waard region seeking a mix of affordability and lifestyle.
• Zeeduinen (Zeebaken and Duinpaviljoen) Luxury seaside residential development in Katwijk aan Zee near dunes and sea. Comprises Zeebaken (21 apartments of approximately 80-240 m² plus 3 double-storey penthouses of approximately 224-241 m²) and Duinpaviljoen (12 apartments of approximately 75-180 m² plus a penthouse of approximately 285 m² with 400 m² terrace). Built with Van Omme & De Groot and sold via brokers including TW3 Strategie, Ooms Makelaars, Christie's, Alpina Makelaardij. Natura 2000 compliant with irrevocable nature permit. Targeted at premium coastal property buyers in the Dutch bulb region.
• New Benthem (Student Residences) Inner-city transformation of an office building in Rotterdam into a sustainable student complex comprising 423 student residences. Commissioned by institutional investor Leyten and built by FULLSPEED Construction (FULLHOUSE Group subsidiary). Targeted at students seeking modern, sustainable, centrally located student housing in Rotterdam.
• Machine Yard (Machinewerf) Area development in Rotterdam focused on healthy living, comprising 179 rental homes jointly held by Leyten and FULLHOUSE in their investment portfolios. Co-developed under a long-term cooperation agreement. Targeted at renters seeking a healthy living environment with portfolio-grade asset quality.
• Het Koloniehuis Redevelopment with a balance between heritage and nature in Bergen aan Zee. Transformation of the former Deutsche Ferienkolonie (national monument) into 5 character homes. Built by Pronk Bouw in compliance with strict nitrogen legislation bordering the Natura2000 Noordhollands Duinreservaat area, using electric equipment and emission-free construction logistics. Targeted at heritage and nature-oriented buyers in Bergen aan Zee.
• House of Cool Six luxury city apartments in Rotterdam city center (Eendrachtsstraat area) completed between 2017 and 2019. Nominated for the Rotterdam Architecture Prize 2019 (selected from 47 submissions with 10 jury-selected projects). Targeted at premium urban buyers seeking design-led residences in Rotterdam's city center.
• Cool Sjiek Four luxurious sustainable family homes in the Cool district near Rotterdam Central Station, completed between 2020 and 2021. Targeted at premium urban family buyers seeking sustainable, design-led residences in central Rotterdam.
• Poort 16Hoven 28 energy-neutral single-family terraced homes in a green setting in Overschie, Rotterdam, delivered between 2018 and 2020. Targeted at families seeking sustainable, energy-neutral homes with green surroundings.
• Restoration Rooskleurig Restoration project focused on historic value at Burgemeester Roosstraat in Rotterdam, completed 2020-2023. Restored 5 historic buildings into 22 homes. Targeted at buyers seeking character-rich historic residences with restored heritage value.
• De Vaan Residential development at a unique corner location in Rotterdam Zuid, presented in 2021 in collaboration with Roffaa architects. Targeted at home buyers seeking distinctive corner residences in Rotterdam Zuid.
• RTV Rijnmond Complex Inner-city mixed-use development at Mathenesserlaan-Binnenweg in Rotterdam, comprising 42 lofts and mixed-use space announced in December 2020. Targeted at urban buyers and tenants seeking mixed-use inner-city living.
• Nami (M4H Rotterdam Marconikwartier) Mixed-use development in the M4H Rotterdam Marconikwartier area, comprising residential units and mixed-use space across plots at Van Helmontstraat and Vierhavensstraat acquired from OBA BV. Targeted at urban residents and businesses in Rotterdam's Makers District.
• Skill City (M4H Rotterdam) Transformation of a harbor workshop in M4H Rotterdam into a vibrant urban district comprising 330 homes, an artisan school, and maker spaces. Partnership with ERA Contour in the Skill City initiative. Targeted at urban residents, artisans, and makers seeking a creative, mixed-use inner-city environment.
• FULLSPEED Construction (FULLSPEED Bouw) Construction division of FULLHOUSE Group (wholly-owned subsidiary) handling building and construction services for the group's real estate development projects. Specializes in complex inner-city transformations and large-scale sustainable construction including biobased insulation, 3D-printed ceramic facades, and modular/prefab building systems. Delivered projects include 423 student residences at New Benthem (for Leyten) and large-scale heritage transformations such as HilleHof. Provides services internally to FULLHOUSE projects and externally to co-development partners.

Quantifiable outcome

• HilleHof won PropertyNL Re-Use Award 2025, recognizing excellence in building reuse
• +5 more outcomes

Named customers4 records

Segments5 records

Ideal customer profiles6 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature6 records

Partnerships

15 partnerships are on record, tiered minor and core.

• Toro Real EstateminorStrategic or Co-development Partner · 9 June 2026Partnership for redevelopment of prominent locations in Bergen aan Zee. FULLHOUSE and Toro Real Estate bundle their strengths for the redevelopment of beeldbepalende (character-defining) locations.
• LeytencoreStrategic or Co-development Partner · 9 December 2025Leyten commissioned FULLSPEED (FULLHOUSE Group) to build 423 student residences in New Benthem project. Leyten and FULLHOUSE are also co-investors in the Machinewerf project, holding rental homes jointly in their portfolio.
• BPD Bouwfonds GebiedsontwikkelingcoreStrategic or Co-development Partner · 7 May 2024Development partner in the Museum Quarter Vlaardingen project. BPD Bouwfonds started construction of 82 contemporary new-build homes surrounding the heritage buildings FULLHOUSE is transforming. Part of the larger River Zone area development adding 2,500-3,100 homes to Vlaardingen.
• Dura VermeercoreStrategic or Co-development Partner · 7 May 2024Construction partner in the Museum Quarter Vlaardingen project. Dura Vermeer is building 82 contemporary new-build homes alongside FULLHOUSE's heritage transformation in the Museum Quarter.
• OBA BVcoreStrategic or Co-development Partner · 26 April 2023OBA BV sold multiple plots at Van Helmontstraat and Vierhavensstraat to FULLHOUSE for redevelopment into the Nami project in the Marconikwartier of M4H Rotterdam. OBA was an early entrepreneur in the area active for over 15 years at Van Helmontstraat.
• ERA ContourminorStrategic or Co-development Partner · 8 December 2022Partner with FULLHOUSE in the Skill City initiative, a transformation of a harbor workshop into a vibrant urban district with 330 homes, an artisan school, and maker spaces in M4H Rotterdam.
• LeytencoreStrategic or Co-development Partner · 12 November 2022Leyten and FULLHOUSE signed a cooperation agreement for the Machinewerf project. Both parties commit for the long term, holding rental homes jointly in their respective investment portfolios.
• Novaform ProjectontwikkelaarscoreStrategic or Co-development Partner · 13 January 2022Co-developer with FULLHOUSE on De Gravin project, transforming a 1980s office building at 's-Gravendijkwal 28-36 in Rotterdam into 55 social rental homes for youth up to 27 years.
• Pronk BouwminorImplementation/ SI/ Consulting Partner · 1 January 2022Construction contractor for Het Koloniehuis project in Bergen aan Zee, transforming the former Deutsche Ferienkolonie (national monument) into 5 homes with a balance between heritage and nature.
• Bravenboer ManagementcoreStrategic or Co-development Partner · 1 January 2020Development partner for KasseNova aan de Vaart in 's-Gravenzande. Bravenboer Management co-developed the location at Nieuwe Vaart 11 and 13 with FULLHOUSE.
• Gemeente VlissingencoreStrategic or Co-development PartnerMunicipal partner for De Touwdraaier project. FULLHOUSE won the tender in Vlissingen for the Touwslagerij-Kanaalzijde site. Working together with the municipality and advisors to develop plans.
• Gemeente BergencoreStrategic or Co-development PartnerMunicipal partner for Het Koloniehuis transformation in Bergen aan Zee. The project was developed in close collaboration with the Rijksdienst voor Cultureel Erfgoed (Cultural Heritage Agency) and Gemeente Bergen.
• Gemeente RotterdamcoreStrategic or Co-development PartnerKey municipal partner for multiple projects in Rotterdam including De Herwaert, De Vaan, HilleHof, Cool Sjiek, and New Benthem. FULLHOUSE signed the Doorbouw Akkoord 2023-2026 with Rotterdam committing to 3,500 homes per year.
• Gemeente SchiedamcoreStrategic or Co-development PartnerMunicipal partner for Hof van Aleida project. Selected FULLHOUSE through a market inquiry among 5 developers. Antoinette Laan (alderman) and Iwan de Vries (FULLHOUSE) signed the purchase agreement on March 13, 2024.
• Van Omme & De GrootcoreImplementation/ SI/ Consulting PartnerConstruction contractor for Zeeduinen (Katwijk aan Zee) and KasseNova aan de Vaart projects. Also partner in the Zeehosterrein development with MIX Architectuur.

Scale indicators5 records

Recent moves6 records

Expansion highlights5 records

Direct peers

• AM (Amvest): Dutch area developer focused on creating sustainable, mixed-use neighborhoods. AM is a direct competitor in the Dutch residential area-development space where FULLHOUSE operates, with comparable urban infill and mixed-tenure positioning.
• Van Wijnen: Major Dutch residential developer and builder with vertically integrated construction capabilities. Van Wijnen competes directly with FULLHOUSE in Dutch residential development, with similar area-development and for-sale housing focus.
• VORM: Dutch residential and area developer with strong focus on sustainability and inner-city transformation. VORM is a close comparable to FULLHOUSE in urban infill, mixed-tenure, and heritage/new-build residential projects.
• Synchroon: Dutch developer specializing in urban area development, particularly complex inner-city transformations. Synchroon's focus on mixed-use urban renewal closely mirrors FULLHOUSE's portfolio of heritage and infill residential projects.
• ERA Contour: Rotterdam-based developer with comparable focus on urban transformation and creative residential concepts. ERA Contour is a direct local peer and a collaboration partner of FULLHOUSE in the Skill City initiative.
• Novaform Projectontwikkelaars: Dutch residential project developer specializing in the transformation of existing buildings into housing. Novaform is a direct competitor and a co-development partner with FULLHOUSE on the De Gravin social-rental project.

Broad incumbents

• BPD Bouwfonds Gebiedsontwikkeling: One of the largest Dutch area and residential developers, active across the Netherlands. BPD is a co-development partner of FULLHOUSE on the Museum Quarter Vlaardingen project and operates at much greater scale with a similarly area-development focus.
• Heijmans: Dutch construction and real estate company with a sizable residential development division (Heijmans Woningen). Operates across the full value chain—similar to FULLHOUSE+FULLSPEED—but at substantially greater scale and geographic breadth.
• Dura Vermeer: Large Dutch construction and real estate company. Dura Vermeer is both a competitor (residential development) and an active construction partner to FULLHOUSE on the Museum Quarter Vlaardingen project.

Others

• Leyten: Dutch real estate investment firm focused on student housing and rental residential. Leyten is an institutional partner/customer of FULLHOUSE, commissioning the New Benthem 423-unit student residences and co-investing in Machinewerf rentals.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat4 records

Key risks6 records

Key highlights6 records

Customer concentration

Revenue estimate

Valuation estimate

Number of profiles

Profiles1 record

Subsidiaries2 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 Fullhouse