What COD does

COD Real Estate B.V. is a Dutch property development company founded in 2009 and headquartered in Amsterdam. The company develops residential, commercial, and mixed-use real estate projects across major Dutch cities including Amsterdam, The Hague, Rotterdam, Leiden, and Haarlem. Its core offering is not a technology product but large-scale area and building development, with an in-house innovation platform called BRIGHT that scouts, tests, and implements sustainable construction technologies (circular concrete, BREEAM-certified design, Paris-Proof energy standards). The company has delivered over 4,000 affordable homes and currently manages a portfolio of 30+ active projects at various stages.

COD's business model is built on three revenue streams: (i) one-time sales of owner-occupied homes and commercial space to end-buyers via project websites and licensed brokers (Eefje Voogd, Mooijekind Vleut); (ii) turnkey bulk sales of rental portfolios to institutional investors — notably a.s.r. real estate (832 homes at SPOT Amsterdam), Amvest, Bouwinvest, Staedion, and Woonstichting Lieven de Key; and (iii) joint development partnerships with co-developers such as DUQER, Being Development, Borghese Real Estate, VORM, and Synchroon, sharing risk and revenue on flagship projects. Pricing is project-specific and not publicly disclosed, with the exception of office rentals at ~€260/m²/year. The go-to-market combines direct enterprise sales to institutional capital, broker channels for residential and commercial leasing, and municipal partnerships (notably Gemeente Amsterdam) for land access in large area transformations.

Flagship projects include SPOT Amsterdam (1,095 homes, ~11,800 m² commercial space in Zuidoost), Hamerkop (~1,200 planned homes in Hamerkwartier), Dialogue (430 homes + 42 care units in Ouder-Amstel), ASTR (229 homes + 5,400 m² workspace in Buiksloterham), The Newton (101 units with circular concrete in Kop Zuidas), KAAP (70 waterfront apartments), Meeuwenlaan (~230 homes), Embark (264 homes at NDSM-werf), and Hogehilweg 3 (263 apartments). COD has been ranked #1 property developer in the Netherlands by PropertyNL multiple times, most recently in 2025. The company differentiates through measurable sustainability outcomes (first BREEAM-certified Dutch hotel in 2015, 1,160 tonnes CO2 saved at The Newton, 84% LI-index at KAAP) and Paris-Proof commitments by 2030.

Name

COD

Legal name

COD Real Estate B.V.

Website

https://cod.nl

Company type

Private

Founded year

2009

Operating status

Operating

Headcount range

1–10 employees

Short description

COD Real Estate B.V. is an Amsterdam-based Dutch property developer founded in 2009 that designs, develops, and sells residential, commercial, and mixed-use real estate across major Dutch cities, serving institutional investors, housing corporations, municipalities, and individual buyers.

Ownership category

akta.pro rank

Product category

Real Estate Development

NAICS

New Housing For-Sale Builders (236117), Land Subdivision (23721)

SIC

Operative Builders (1531), Land Subdividers & Developers (No Cemeteries) (6552)

akta.pro primary industry

Residential Land Development & Subdivision Homebuilding (Build-to-Sell Communities) (IMAFABAL)

Keywords

• Real estate development
• Property development
• Mixed-use development
• Sustainable construction
• Area development

Headquarters

HQ city

Amsterdam

HQ country

Netherlands

HQ region

Europe

Offices1 record

Markets served

GTM type

B2B and B2C

Offering type

Services

Revenue model

1. Property development and sales: COD develops residential and commercial properties for sale to end-buyers and institutional investors. Revenue is generated from selling apartments, houses, and commercial spaces at project completion. This includes both owner-occupied (koopwoningen) and rental properties sold in bulk to investors.
2. Turnkey investor sales: COD develops properties on a turnkey basis for institutional investors like a.s.r. real estate, who purchase entire rental portfolios (832 units for SPOT). This provides large, upfront revenue per project.
3. Joint development partnerships: COD operates joint ventures with partners like DUQER (SPOT), Being (ASTR, Max & Moore), Amvest (Dialogue, KAAP), and Borghese (various projects), sharing development risks and revenues.

Pricing tiers

Go-to-market motion2 records

Distribution channels3 records

Marketing channels4 records

Core offering

COD Real Estate B.V. is a Dutch property developer (self-styled "Development Pioneers") that develops residential, commercial, mixed-use, and hospitality real estate projects across the Netherlands, primarily in Amsterdam and other major Dutch cities. The company takes on development risk, secures land, designs and builds projects, and sells completed apartments to individual buyers or in bulk to institutional investors, while also retaining and renting out commercial office space.

Product overview

COD Real Estate B.V. is a Dutch real estate development company (Development Pioneers) operating as a property developer rather than a technology product company. Their core offering consists of real estate development projects spanning residential, commercial, mixed-use, and hospitality developments across the Netherlands, primarily in Amsterdam. Key projects include SPOT Amsterdam (mixed-use urban district with 1,095 homes and offices), KAAP (waterfront residential), Dialogue (residential with care units), ASTR (industrial residential with workspace), and The Newton (circular concrete residential). The company also operates BRIGHT, an innovation platform focused on scouting and implementing sustainable technologies in their building projects. COD collaborates with partners including Being, Amvest, DUQER, VORM, and Synchroon on various developments.

Differentiator

Problem solved

Functional benefit

Brands

• BRIGHT: Innovation platform operated by COD that scouts, tests, and applies new sustainability and technology innovations in COD's real estate development projects. The platform connects innovations with concrete projects and strategic partnerships.
• SPOT Amsterdam

Products and services

• SPOT Amsterdam A large-scale mixed-use urban district in Amsterdam Zuidoost with approximately 1,095 homes and ~11,800 m² of office and commercial space, developed jointly with DUQER and funded in part by a.s.r. real estate. Aimed at residential buyers and renters, commercial tenants, and institutional investors.
• KAAP A waterfront residential development in Amsterdam featuring five buildings with approximately 70 apartments and a Circular Pavilion built with demountable materials achieving 84% LI-index. Targets residential buyers and renters seeking sustainable, design-forward housing.
• Dialogue A 430-home residential project in Ouder-Amstel (within Amsterdam's ring) including social rental, mid-range rental, owner-occupied units, and 42 care units, designed by Cruz y Ortiz Arquitectos with 50m and 70m iconic towers. Targets a mix of social housing tenants, mid-market renters, buyers, and care residents.
• ASTR A residential and commercial development in Buiksloterham, Amsterdam-Noord with 229 homes (90 mid-rent, 70 social rent, 69 owner-occupied) plus 5,400 m² of productive business space. Designed by Office Winhov with Paris-Proof and circular ambitions. Targets mid-rent tenants, social housing, owner-occupiers, and small commercial tenants.
• Buikslotermeerplein A 22-story residential tower in Amsterdam-Noord with approximately 196 apartments (20% social rent, 50% mid-rent, 30% owner-occupied) plus ground-floor commercial space, designed by Mecanoo. Targets renters and buyers across social, mid-market, and owner-occupied segments.
• Max & Moore A multi-tenant office complex at Asterweg 15 in Amsterdam-Noord with approximately 9,800 m² of sustainable office space featuring green facades with solar panels, rooftop terraces, and double-height winter gardens. Targets commercial tenants seeking ESG-compliant offices.
• The Newton A 101-unit energy-efficient rental residential building in Kop Zuidas, Amsterdam, with circular concrete construction (up to 50% reused materials, saving 1,160 tonnes CO2). Targets residential renters in Amsterdam's Zuidas area.
• Hamerkop An area development in Hamerkwartier, Amsterdam-Noord with approximately 1,200 planned homes across social rent, mid-rent, and owner-occupied segments, combined with commercial and social facilities, developed with a.s.r. real assets and the Municipality of Amsterdam.
• Boshuizerlaan Leiden A residential development in Leiden of approximately 125 modern sustainable apartments on the site of the former Antoniuskerk, designed by LEVS architecten. Targets residential buyers and renters in the Leiden market.
• Hogehilweg 3 The final phase of the SPOT Amsterdam development, a residential building of approximately 25,000 m² GFA with 263 apartments (71 social rent, 108 mid-rent, 84 owner-occupied including 4 penthouses) adjacent to Hondsrugpark. Targets a mix of social, mid-market renters and owner-occupiers.
• Meeuwenlaan A mixed-use development at the corner of Meeuwenlaan and Motorkade in Hamerkwartier, Amsterdam with approximately 230 homes (30% social rent, 40% mid-rent, 30% owner-occupied) and urban amenities, developed with VORM.
• Embark A mixed-use residential-work ensemble on NDSM-werf in Amsterdam-Noord with 264 homes, commercial spaces, a broedplaats (creative incubator), and semi-underground parking with 79 spots, developed with Synchroon.
• BRIGHT Innovation Platform An internal innovation platform operated by COD that scouts, tests, and implements new sustainability technologies and construction innovations in COD's real estate development projects, connecting innovations with concrete projects and strategic partnerships.

Quantifiable outcome

• First BREEAM-certified hotel in the Netherlands (Motel One, 2015)
• +5 more outcomes

Named customers9 records

Segments4 records

Ideal customer profiles4 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature4 records

Partnerships

Ten partnerships are on record, tiered core and minor.

• DUQERcoreStrategic or Co-development Partner · 23 June 2026Joint development partner with COD for SPOT Amsterdam, one of the largest mixed-use developments in Amsterdam with 1,095 homes and ~11,800 m² commercial space. DUQER co-developed the area transformation project with COD.
• CBRE NederlandminorChannel Partner/ Reseller/ Distributor · 23 June 2026Commercial real estate advisor that represented a.s.r. real estate and the COD & Duqer development combination in the Young Colfield office lease transaction at SPOT.
• Being DevelopmentcoreStrategic or Co-development PartnerJoint development partner for ASTR project (229 homes + 5,400 m² workspace in Buiksloterham) and Max & Moore office complex (9,800 m²) in Amsterdam-Noord. Partnership combines COD's development expertise with Being's capabilities.
• AmvestcoreStrategic or Co-development PartnerDevelopment partner and investor for Dialogue project (430 homes, 42 care units), KAAP (70 apartments), and other projects. Amvest manages ~22,000 rental homes through various funds and is a long-term strategic partner.
• Borghese Real EstatecoreStrategic or Co-development PartnerJoint entity with COD for property rankings and various development projects. COD and Borghese have been ranked together as #1 property developer in the Netherlands multiple times. Partnership spans multiple projects including Elara Den Haag.
• Gemeente Amsterdam (Municipality of Amsterdam)coreStrategic or Co-development PartnerStrategic partner for urban area development including Hamerkop (~1,200 homes), SPOT Amsterdam, and other major transformations. Municipality provides land, planning permissions, and coordinates urban development.
• VORMminorStrategic or Co-development PartnerJoint development partner for Meeuwenlaan project in Hamerkwartier, Amsterdam-Noord. VORM is a Dutch construction and development company.
• SynchroonminorStrategic or Co-development PartnerJoint development partner for Embark project (264 homes) at NDSM-werf in Amsterdam-Noord.
• Woonstichting Lieven de KeyminorChannel Partner/ Reseller/ DistributorPurchased 123 social rental homes in Dialogue project. Housing corporation partner for affordable housing delivery.
• DilsminorChannel Partner/ Reseller/ DistributorCollaborative partner for SPOT Offices rental activities.

Scale indicators7 records

Recent moves6 records

Expansion highlights5 records

Direct peers

• BPD (Bouwfonds Property Development): BPD is the largest residential area developer in the Netherlands, building thousands of homes per year across Dutch cities. Like COD, BPD focuses on for-sale and rental housing in urban locations and works with municipalities and institutional investors, making it the closest direct peer in scale and product.
• AM (Amsterdam area developer): AM is a Dutch area and real estate developer focused on mixed-use urban developments, with strong exposure to Amsterdam and other Randstad cities. AM's area-development, mixed-use, and institutional-investor model closely mirrors COD's SPOT, Hamerkop, and ASTR projects.
• VORM: VORM is a Dutch construction and development company active in residential and mixed-use projects, including joint development with COD on Meeuwenlaan in Hamerkwartier. Comparable in product mix (residential-led, mixed-use) and geographic footprint in the Randstad.
• Synchroon: Synchroon is a Dutch real estate developer focused on urban residential and mixed-use projects, and is COD's joint development partner on the Embark project at NDSM-werf in Amsterdam-Noord. Similar urban-mixed-use focus and Dutch regional footprint.
• Being Development: Being Development is a Dutch developer active in Amsterdam-Noord and other urban areas, and is COD's JV partner on ASTR and Max & Moore. Comparable in product (residential and workspace in mixed-use urban settings) and in working with institutional capital.
• Blauwhoed: Blauwhoed is a Dutch real estate developer focused on residential and area development in the Netherlands, including inner-city and waterfront projects. Comparable to COD in product type, geography, and target customer segments (buyers, renters, institutional investors).

Broad incumbents

• Heijmans: Heijmans is a large listed Dutch construction and real estate developer with substantial residential and area-development operations across the Netherlands. Comparable in product (residential-led development) but broader and more diversified than COD, including infrastructure and public-private partnerships.
• Ballast Nedam Development: Ballast Nedam is a large Dutch construction and development group with significant residential and mixed-use development activity in the Netherlands. Comparable in residential and area development but operates at materially larger, more diversified scale than COD.
• VolkerWessels: VolkerWessels is one of the largest listed Dutch construction and real estate groups, with a broad residential development and area-development portfolio. Overlaps with COD in Dutch urban residential and mixed-use development but at significantly greater scale and breadth.
• BAM Wonen: BAM is a major Dutch construction and real estate group whose residential development arm competes in the Dutch for-sale and rental housing market. Comparable in residential product and institutional-investor buyer base, but as part of a much larger, more diversified construction conglomerate.

Market position

Strengths4 records

Weaknesses4 records

Competitive moat5 records

Key risks6 records

Key highlights6 records

Customer concentration

• LinkedInlinkedin.com/company/cod-development

Compliance4 records

Revenue estimate

Valuation estimate

Number of profiles

Profiles15 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 COD