What Cores does

CORES Development NV is a privately held Belgian real estate developer headquartered in Antwerp with a regional office in Brussels. Founded in 2006, the company specializes in sustainable urban real estate development with a methodology it terms 'Urban Landscaping,' focused on qualitative densification in locations where mobility, greenery, and supply/demand fundamentals align. Its core product lines are residential projects (apartments, coliving apartments, single-family homes, assisted living units) and commercial projects (offices, hotels, retail, industrial real estate) delivered for individual buyers, private and institutional investors, and professional end-users. The company has delivered 1,100+ residential units across Belgium and is developing 43,000 m² of commercial space, including the Royale Belge redevelopment in Brussels and the Telenet Group headquarters in Mechelen.

CORES' underlying technology centers on BEO (borehole energy storage) geothermal systems that, combined with solar panels, deliver gas-free, near-energy-neutral (E-level E20) residential buildings eligible for Belgian BEN tax exemptions and preferential mortgage rates. The technical platform is paired with a six-pillar 'CORES Guarantee' covering location, return, added value, rental management, loyalty, and interior styling, supported by fixed total pricing for buyers. The CRS (CORES Rental & Resale Service) subsidiary operates a captive post-sale stewardship platform that manages rental, administration, and technical maintenance for investor purchasers, functioning as a recurring-revenue distribution channel. Distribution is sales-led and direct, combining a corporate website, dedicated sales managers, project vernissages, model apartments, and the annual CORES Urban Happiness Magazine. Revenue is generated primarily through one-time property sales (residential and commercial) complemented by managed services fees from CRS.

Name

Cores

Legal name

CORES Development NV

Website

https://coresdevelopment.be

Company type

Private

Founded year

2012

Operating status

Operating

Headcount range

11–50 employees

Short description

CORES Development NV is a Belgian real estate developer headquartered in Antwerp that builds sustainable residential and commercial projects using geothermal energy systems, serving individual buyers, private and institutional investors, and professional end-users across Belgium.

Ownership category

akta.pro rank

Headquarters

HQ city

Antwerp

HQ country

Belgium

HQ region

Europe

Offices2 records

Markets served

GTM type

B2B and B2C

Offering type

Services

Cost components

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

Revenue model

1. Residential Real Estate Development & Sales: CORES Development develops and sells residential real estate including apartments, coliving apartments, single-family homes, and assisted living units. Revenue is generated through one-time property sales to private buyers and investors. The company also offers fixed total pricing to buyers ('De prijs die we vandaag afspreken, is uw vaste totaalprijs') providing price certainty.
2. Commercial Real Estate Development & Sales: Development and sale of non-residential real estate including hotels, office buildings, retail spaces, and industrial/commercial properties for private and institutional investors as well as professional end-users, domestically and internationally.
3. CORES Rental & Resale Service (CRS): A comprehensive rental and property management service offered to investors who purchase properties in CORES residential projects. CRS acts as a liaison between lessee and lessor, providing stewardship services including financial follow-up (rent collection), administrative management (lease contracts, certificates), and technical maintenance coordination. The service operates on a one-stop-shop basis to forge long-term investor relationships.
4. Interior Styling Services: CORES offers interior styling and finishing services through external interior consultants, providing painting, curtains, blinds, light fittings, and made-to-measure cupboards at competitive prices for apartment owners upon completion.

Go-to-market motion1 record

Distribution channels4 records

Marketing channels7 records

Core offering

Cores Development is a Belgian real estate developer that builds and sells sustainable residential and commercial real estate (apartments, coliving units, single-family homes, assisted living units, hotels, offices, retail and industrial buildings). Projects are powered by geothermal BEO systems and built to near-energy-neutral (E20) standards. The company supplements property sales with an integrated post-sale platform (CRS rental/resale management), the six-pillar CORES Guarantee investment framework, and interior styling services for buyers and investors.

Product overview

CORES Development is a real estate developer offering two core product lines: Residential Projects (apartments, coliving, houses with Urban Landscaping approach) and Commercial Projects (hotels, offices, retail, industrial properties). Supporting these core offerings are add-on services including the CORES Rental & Resale Service (CRS) for property management, the CORES Guarantee Investment Service with six pillars (Location, Return, Added Value, Rental Management, Loyalty, Interior Styling), and the CORES Rental Guarantee. The portfolio includes named projects such as Louise Marie (207 apartments/penthouses in Antwerp) and De Tuilerie (gas-free sustainable housing in Diest).

Differentiator

Problem solved

Functional benefit

Brands

• CRS (CORES Rental & Resale Service): Rental and resale management service for investors who have purchased property in CORES housing projects, offering leasing, management, and stewardship services.
• CORES Urban Happiness Magazine

Products and services

• Residential Real Estate Projects Sustainable residential real estate developments including apartments, coliving units, single-family homes and assisted living units, located in Belgian cities (Antwerp, Brussels, Kortrijk, Ghent, Sint-Niklaas, Hasselt, Diest, etc.). Built around the Urban Landscaping approach that combines mobility, greenery and balanced supply/demand, and typically equipped with geothermal BEO energy systems targeting E-peil E20 near-energy-neutral performance. Sold to private homebuyers and investors.
• Commercial Real Estate Projects Non-residential real estate developments including hotels, office buildings, retail spaces and industrial/commercial properties. Delivered for private and institutional investors and professional end-users in Belgium and selected international markets. Notable projects include the Royale Belge redevelopment in Brussels (43,000 m² with Urbicoon, Foresite and Ape), the Telenet Group headquarters on the Raghenosite in Mechelen, and the C-Hive and North Trade Building office properties.
• CORES Rental & Resale Service (CRS) Total service package for investors enabling property rental or resale management after purchase in a Cores residential project. Acts as a one-stop-shop liaison between lessee and lessor, handling financial follow-up (rent collection), administrative management (lease contracts, certificates) and technical maintenance coordination to forge long-term investor relationships.
• CORES Guarantee Investment Service Investment service framework structured around six pillars: Location Guarantee, Return Guarantee, Real Estate with Added Value, Own Rental and Management Service (CRS), Loyalty Incentives, and CORES Interior Styling. Provided to private and institutional investors purchasing Cores residential units, bundling guarantees and ongoing services around the property acquisition.
• CORES Interior Styling Interior decoration and finishing service for owners of completed Cores apartments. Delivered through external interior consultants and covering painting, curtains, blinds, light fittings and made-to-measure cupboards at competitive prices.
• CORES Rental Guarantee Rental guarantee service offered to investors who purchase Cores residential properties, protecting them against rental payment default risk during the tenancy.

Quantifiable outcome

• Buildings achieve E-level E20 (near-energy-neutral), qualifying for 5-year property tax exemption and zero property taxes under Belgian BEN regulations.
• +2 more outcomes

Named customers1 record

Segments3 records

Ideal customer profiles3 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature4 records

Partnerships

Six partnerships are on record, tiered core and minor.

• Telenet GroupcoreStrategic or Co-development Partner · 30 June 2026CORES Development signed a definitive agreement with Telenet Group to develop a new corporate headquarters on the Raghenosite in Mechelen, within one of the buildings of the new office cluster 'The Quint'. This commemorates Telenet's 30th anniversary of being founded in Mechelen and represents a landmark commercial real estate project for CORES.
• POLO ArchitectscoreStrategic or Co-development PartnerRenowned Belgian architecture firm responsible for the design of the Louise Marie residential project in Antwerp — two elegant residential towers with sophisticated architecture and atmospheric park garden with water features. POLO Architects also designed the interior of the penthouses.
• De Architecten NVcoreStrategic or Co-development PartnerArchitecture firm responsible for the design of the De Tuilerie project in Diest, creating a timeless and sympathetic design with grey-red brick facades and pleasant volumes focused on functionality and quality.
• Binst Architects, META Architectuurbureau, STAM Architecten, BOB361 ArchitectsminorStrategic or Co-development PartnerConsortium of four top Belgian architecture firms collaborated on the Groen Zuid residential project in Antwerp. Binst Architects assumed the 'supervisorship' role monitoring the implementation of the image quality plan. Stramien was responsible for landscape architecture.
• Urbicoon, Foresite, ApecoreStrategic or Co-development PartnerDevelopment consortium partners for the redevelopment of the Royale Belge insurance headquarters in Brussels — a mixed-use reconversion project including offices, sports facilities, and hospitality, covering 43,000 m².
• Ingenieursbureau France en AvantgardenminorStrategic or Co-development PartnerLandscape architecture firm responsible for the garden design of the De Tuilerie project in Diest, creating the communal garden and green play zone around the Demer river.

Scale indicators3 records

Recent moves6 records

Expansion highlights5 records

Regional players

• Dura Vermeer Bouw & Vastgoed: Dutch construction and real estate developer active in residential and mixed-use projects. Comparable in product type and sustainability focus, but primarily operating in the Netherlands rather than Belgium.
• BPD (Bouwfonds Property Development): Large Dutch residential area developer, subsidiary of Rabobank, focused on large-scale community building. Comparable in community-scale residential development and sustainability standards, but operates primarily in the Netherlands.

Direct peers

• Matexi: Belgian residential and mixed-use real estate developer with comparable community-scale projects across Flanders and Brussels. Closest direct peer to CORES in terms of geography, project type, and target customer base (private buyers and investors).
• Triple Living: Belgian residential developer building sustainable, design-led apartment projects in urban locations, often targeting investors and owner-occupiers. Closely comparable in product positioning and target segments.
• Hibernia Real Estate Group: Belgian developer focused on high-quality residential and mixed-use projects in urban locations. Direct peer in product type, geography, and customer profile, with comparable emphasis on architectural quality.
• Revive (Project Development): Belgian residential and mixed-use developer active in urban regeneration projects across Flanders and Brussels. Direct peer in urban densification strategy and target buyer segments.
• Bostoen: Belgian residential homebuilder with broad portfolio of single-family homes and apartments in Flanders and Wallonia. Comparable in residential development volumes, with somewhat broader geographic spread and family-home focus.
• ION (ION Group Development): Belgian real estate developer delivering residential and mixed-use projects in Flemish cities. Comparable mid-market scale and project typology, with similar investor-targeted offerings.

Broad incumbents

• BESIX RED: Real estate development arm of the BESIX Group, active in Belgian residential, office, and mixed-use projects. Comparable in urban densification and sustainability focus, with a stronger parent-group construction backbone.
• Immobel: Listed Belgian real estate developer with residential, office, and mixed-use portfolios across Belgium and select European cities. Broader incumbent operating at larger scale, but with directly overlapping residential and commercial product in the same Belgian markets.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks7 records

Key highlights7 records

Customer concentration

• YouTubeyoutube.com/user/CoresDevelopment
• Facebookfacebook.com/coresdevelopment
• LinkedInlinkedin.com/company/cores-development-nv
• Instagraminstagram.com/cores_development

Revenue estimate

Valuation estimate

Number of profiles

Profiles7 records

Subsidiaries3 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 Cores