What Rondom Wonen does

Rondom Wonen is a Dutch housing corporation (woningcorporatie) headquartered in Pijnacker, South Holland, that manages approximately 2,500 social rental homes and roughly 300 ancillary objects (garages and parking spaces) in the municipality of Pijnacker-Nootdorp and Delfgauw. Founded in 1916, the organization operates on a not-for-profit basis, reinvesting rental income into its housing stock, maintenance, and new construction under the regulatory framework of the Woningwet. Its tenant base consists primarily of one- and two-person households on low-to-middle incomes, seniors seeking appropriate housing, and a smaller mid-market segment of households earning above the social housing threshold; it is a residential B2C operator with no commercial lease exposure. Tenant satisfaction has consistently exceeded national Aedes benchmark averages (8.4-8.5 vs 7.7-7.9), earning an A rating in 2024, and an independent visitation by Pentascope (2018-2022) scored the organization 7.5 with descriptors including 'fris, ongecompliceerd, transparant'.

The company's core product is regulated social rental housing supplemented by a small mid-market (middeldure huur) segment priced at approximately €1,075-€1,110/month (2023 price level). Technology is concentrated in the build and energy stack rather than software: Tuindershof phases use modular prefabricated construction (manufactured off-site and assembled on-site, e.g., by Ursem), individual heat pumps rented from Eteck, and WTW mechanical ventilation with heat recovery. Properties in Pijnacker Noord are connected to geothermal (aardwarmte) district heating supplied by Ammerlaan, and new builds are gas-free. Tenant-facing software is the Mijn Rondom Wonen self-service portal (mijn.rondomwonen.nl), which handles 24/7 repair requests, account management, payment arrangements, and ZAV applications. Third-party metering and billing services (Ista, Techem, Brunata) handle heating cost reconciliation.

Revenue is generated from three streams: recurring monthly social and mid-market rental income (regulated under Dutch housing law with CPI-linked annual adjustments), pass-through service and heating cost advances reconciled annually, and minor income from garages and parking. Tenant acquisition flows through the Woonnet Haaglanden regional allocation platform and the Mijn Rondom Wonen portal; ongoing engagement is supported by the tenant panel (huurderspanel), newsletters, social media, and community events such as NLdoet. The organization is deeply embedded in regional consortia including Bouwstroom Haaglanden (12 housing corporations jointly procuring ~3,000 modular concept homes by 2029) and Bouwstroom Renovatie & Verduurzaming (€11M MEER-subsidy targeting ~9,000 renovations over 8 years), and is a signatory to the Convenant Wonen en Zorg 2025-2030 integrating senior housing with regional healthcare providers. Leadership transitioned in 2024, with Yvette van den Tol appointed permanent directeur-bestuurder in December 2024 following interim service by Gera Esser.

Name

Rondom Wonen

Legal name

Rondom Wonen

Website

https://rondomwonen.nl

Company type

Private

Founded year

1900

Operating status

Operating

Headcount range

11–50 employees

Short description

Rondom Wonen is a Dutch not-for-profit housing corporation (woningcorporatie) managing approximately 2,500 social rental homes plus 300 ancillary units in Pijnacker-Nootdorp and Delfgauw, serving singles, couples, and seniors through regulated rental housing, modular new construction, and tenant self-service.

Ownership category

akta.pro rank

Product category

Social Housing Management

NAICS

Residential Property Managers (531311), Rental and Leasing Services (532), Lessors of Real Estate (5311)

SIC

Operators Of Apartment Buildings (6513), Real Estate Agents & Managers (For Others) (6531), Services-To Dwellings & Other Buildings (7340)

akta.pro primary industry

Affordable & Subsidized Housing Property Management (LIHTC, Section 8) (BPAJAFAD)

akta.pro secondary industries

Single-Family Rental (SFR) Property Management (BPAJAFAB), HOA / Condominium Association Management (BPAJAFAH)

Keywords

• Social housing rental
• Affordable housing management
• Property maintenance services
• Tenant portal services
• Housing corporation services

Headquarters

HQ city

Pijnacker

HQ country

Netherlands

HQ region

Europe

Offices1 record

Markets served

GTM type

B2C

Offering type

Services

Cost components

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

Revenue model

1. Sociale huur (Social Rental Income): Recurring monthly rental income from a portfolio of ~2,500 social housing units and ~300 other objects (parking, garages). Revenues are regulated under Dutch housing law with annual rent adjustments permitted up to inflation + small percentage increases.
2. Middenhuur (Mid-Market Rental): Rental income from mid-market (middeldure huur) apartments with rents between €900–€1,200, such as the 15 mid-range apartments in phase 5 Tuindershof at approximately €1,075/month (2023 price level). These are targeted at households who earn too much for social housing but need affordable options.
3. Servicekosten / Stookkosten (Service and Heating Costs): Monthly advance payments for heating/block heating costs are collected from tenants and reconciled annually. Third-party service providers Ista, Techem, and Brunata handle metering and billing.

Pricing tiers

Go-to-market motion2 records

Distribution channels3 records

Marketing channels6 records

Core offering

Rondom Wonen manages a regulated portfolio of approximately 2,500 social rental homes and around 300 additional objects (garages and parking spaces) in the municipality of Pijnacker-Nootdorp and Delfgauw, Netherlands. The corporation provides affordable rental housing across social (under €900/month) and mid-market (~€900-€1,200/month) tiers, property maintenance and repair services (including a 24/7 emergency line), block-heating cost reconciliation via third-party measurers (Ista, Techem, Brunata), and 24/7 tenant services through the Mijn Rondom Wonen online portal.

Product overview

Rondom Wonen is a Dutch housing corporation operating a portfolio of rental and sales properties in Pijnacker-Nootdorp and Delfgauw. The core offering consists of social housing (sociale huurwoningen) for lower-income households and mid-range rentals (vrije sector) for higher earners, along with new construction projects such as the Tuindershof development. Tenants access services through the Mijn Rondom Wonen online portal, which provides repair requests, account management, and payment arrangements. Supporting services include solar panels, heat pumps, central heating maintenance, and energy efficiency programs. The company also offers garages, parking spaces, and property purchase options, positioning itself as a comprehensive housing partner managing approximately 2,500 dwellings and 300 additional units.

Differentiator

Problem solved

Functional benefit

Products and services

• Social Rental Housing (Sociale Huurwoning) Affordable rental housing for households meeting Dutch social housing income criteria, with monthly rents typically below €900 (regulated by WWS points and annual thresholds). Tenants apply through the Woonnet Haaglanden regional housing allocation platform and access ongoing support via the Mijn Rondom Wonen tenant portal.
• Mid-Market Rental Housing (Vrije Sector / Middenhuur) Mid-market rental apartments (vrije sector / middenhuur) priced approximately €1,075-€1,110/month (2023 price level) for households above the social housing income threshold. Example units include the 15 Fresiatuin phase 5 three- and four-room apartments and 15 Overgauw three-room apartments of 72.5 m², with priority given to existing Rondom Wonen tenants.
• New Construction Housing (Tuindershof Development) New-build rental apartments in the Tuindershof district of Pijnacker, developed using modular prefabricated construction (factory-built modules assembled on-site), gas-free design with heat pumps and WTW heat recovery ventilation, and (for Pijnacker Noord) geothermal district heating via Ammerlaan. Includes both social rental units and mid-market apartments.
• Reparatie Abonnement (Repair Subscription) Optional subscription service for tenants covering minor repairs normally considered tenant responsibility, providing predictable maintenance costs and reducing tenant burden for everyday household fixes.
• Mijn Rondom Wonen (Tenant Self-Service Portal) 24/7 online tenant portal (mijn.rondomwonen.nl) allowing tenants to submit repair requests, view and modify personal data, request payment arrangements, submit ZAV (self-care) requests, and manage their rental account without contacting the office.
• Garage and Parking Rental Rental of approximately 300 garages and parking spaces across the Rondom Wonen portfolio for tenants and residents in Pijnacker-Nootdorp and Delfgauw.
• Property Purchase (Woning Kopen) Property acquisition and sale service through which Rondom Wonen takes ownership of select residential properties (such as the 21-unit Winterakoniet portfolio in Nootdorp) and offers select units for purchase to residents, complementing the rental portfolio and offering a home-ownership pathway.

Quantifiable outcome

• New tenant satisfaction 8.4 (vs 7.7 national average, Aedes 2022)
• +6 more outcomes

Named customers4 records

Segments4 records

Ideal customer profiles3 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature5 records

Partnerships

16 partnerships are on record, tiered core and minor.

• Pieter van Foreest, Careyn, SWOP, TZorg, Buurtzorg, DSW, Zorgkantoor DSW, HabioncoreStrategic or Co-development Partner · 1 January 2026Healthcare and welfare organizations signatories to Convenant Wonen en Zorg 2025–2030, aimed at enabling seniors to live independently longer. Partners include home care providers (Careyn, TZorg, Buurtzorg), care homes (Pieter van Foreest), welfare organization (SWOP), health insurer (DSW), and specialized housing provider (Habion).
• StaedioncoreStrategic or Co-development Partner · 13 December 2025Fellow housing corporation active in Pijnacker-Nootdorp. Joint signatories to the Prestatieafspraken 2025–2028 with the municipality and tenant associations. Collaborates on the Scheg project (100 social units) and Hart van Nootdorp (52 social + 11 mid-market + child care centre).
• Gemeente Pijnacker-Nootdorp (Municipality)coreStrategic or Co-development Partner · 1 January 2025Ongoing strategic partnership for housing policy, energy poverty mitigation, sustainability, senior care (Covenants Wonen en Zorg and Energiearmoede), and the Bouwstroom Haaglanden initiative. The municipality and Rondom Wonen jointly signed the Convenant Wonen en Zorg 2025–2030 to create housing solutions for aging population.
• Bouwstroom Renovatie & Verduurzaming (VRDRS Consortium)coreStrategic or Co-development Partner · 1 January 2025Five housing corporations (Vidomes, Rijswijk Wonen, De Goede Woning, Rondom Wonen, Stedelink) + 5 construction partners (BAM Wonen, Buurtbouwers/Smits+VORM, Renovatiekracht/Dura Vermeer+ERA Contour, Van Wijnen, Willems Vastgoedonderhoud). €11M MEER-subsidie from Ministry of VROM for renovating and upgrading ~2,300 homes in Haaglanden region. Target: 9,000 homes over 8 years.
• DSW Zorgverzekeraar (Health Insurer)minorOthers · 1 January 2025Signatory to Convenant Wonen en Zorg 2025–2030. DSW is the regional health insurer participating in collaborative efforts to integrate housing and care for seniors in Pijnacker-Nootdorp.
• Gera Esser (Interim Director)coreOthers · 2 December 2024Served as interim director-bestuurder from May 2024 after Lucas de Boer departed. Previously manager Wonen and deputy director for 3 years, and former director at SVH (Sociale Verhuurders Haaglanden) for 7 years. Handed over to Yvette van den Tol on 2 December 2024.
• HeijmanscoreImplementation/ SI/ Consulting Partner · 25 September 2024Construction partner for 80 social housing units near Pijnacker Zuid metro station. Heijmans will develop the project with social housing, mid-market rental, and owner-occupied units. Construction planned to start 2025.
• Yvette van den TolcoreOthers · 18 September 2024Appointed as Director-Bestuurder (CEO) of Rondom Wonen starting 1 December 2024. Prior 5 years as director with portfolio real estate, procurement, and facility management at a large elderly care organization.
• Jaap SchepenminorOthers · 18 September 2024New commissioner (RvC member) appointed early 2024. Recruited via LinkedIn, attracted by the opportunity to contribute to a smaller, agile organization in his own region.
• Elsbeth Vogel and Georgina Doornweerd (Raad van Commissarissen)minorOthers · 1 January 2024New supervisory board members appointed 1 August 2024. Elsbeth Vogel (Chair) is director at Stichting Sociale dorpsteams Utrechtse Heuvelrug; Georgina Doornweerd is MT member at Gemeente Rotterdam Jeugdhulp Rijnmond.
• Ammerlaan (Geothermal Energy)coreTechnology or Integration · 1 January 2024Supplier of geothermal (aardwarmte) heating for buildings in Pijnacker Noord. This geothermal connection significantly reduces CO2 emissions and heating costs for tenants in those buildings, contributing to the organization's strong sustainability ratings.
• Jeugdfonds Sport & Cultuur / VolwassenenfondsminorOthers · 1 January 2024Funds enabling low-income residents to participate in sports (up to €225) or cultural activities (up to €450). SWOP and Gro-up buurtwerk act as intermediaries for applications. Information shared with tenants through Rondom Wonen communications.
• Actieprogramma Samen naar VerbindingminorStrategic or Co-development Partner · 1 January 2024Coalition of 33 organizations (including Rondom Wonen) committed to reducing and preventing loneliness in Pijnacker-Nootdorp. Signed the 'coalitieakkoord Eenzaamheid'. Combines housing, welfare, healthcare, and community organizations.
• Heijmans VastgoedcoreStrategic or Co-development Partner · 21 December 2023Development partner for the project near Pijnacker Zuid metro station, combining social housing (Rondom Wonen), mid-market rental, and owner-occupied units.
• Bouwstroom Haaglanden (12 Housing Corporations + SVH)coreStrategic or Co-development Partner · 15 February 202312 housing corporations including Rondom Wonen, Staedion, Arcade, De Goede Woning, Haag Wonen, Rijswijk Wonen, Wassenaarsche Bouwstichting, Wonen Midden-Delfland, Wonen Wateringen, Woonbron, WoonInvest, and SVH. Jointly procure ~3,000 modular concept homes by 2029 at standardized pricing through collective tenders. First project started September 2024 in Waelpolder ('s-Gravenzande) with 104 units.
• Huurdersvereniging ArgoscoreOthers · 1 January 2023Independent tenants' association representing all Rondom Wonen tenants. Regularly consulted on policy, signs performance agreements (prestatieafspraken), participates in Supervisory Board nominations, and advocates for tenant interests. Chair: Siem Kerkhof.

Scale indicators8 records

Recent moves7 records

Expansion highlights6 records

Broad incumbents

• Vestia: One of the largest Dutch woningcorporaties (~70,000+ units prior to restructuring), operating under the same Woningwet framework; provides scale benchmark for portfolio size, asset base, and regulatory exposure.
• Woonbron: Larger Rotterdam/Zuid-Holland woningcorporatie and Bouwstroom Haaglanden partner; broader multi-municipality footprint but same Dutch social housing model and regulatory regime as Rondom Wonen.

Direct peers

• Staedion: Fellow Dutch woningcorporatie also active in Pijnacker-Nootdorp, co-signatory of Prestatieafspraken 2025–2028, and joint partner with Rondom Wonen on the Scheg (100 social units) and Hart van Nootdorp (52 social + 11 mid-market) projects. Closest geographic and operational peer.
• Arcade: Haaglanden-region woningcorporatie participating in Bouwstroom Haaglanden for joint modular home procurement, with overlapping tenant services and regulatory framework.
• Haag Wonen: Den Haag-based woningcorporatie and Bouwstroom Haaglanden member pursuing similar modular concept home procurement and sustainability programs alongside Rondom Wonen.
• Vidomes: Haaglanden woningcorporatie and partner in the Bouwstroom Renovatie & Verduurzaming consortium (€11M MEER-subsidy, ~9,000 homes target), collaborating with Rondom Wonen on standardized renovation approaches.
• Wooninvest: Mid-sized Dutch social housing corporation in the Haaglanden region with comparable ~5,000-unit scale, overlapping operations in rental management, tenant services, and new-build development.
• Mitros: Utrecht-based woningcorporatie of comparable mid-tier scale with similar social/mid-market rental mix, new-build modular programs, and tenant portal operations; previous employer of interim director Gera Esser.
• Rijswijk Wonen: Haaglanden woningcorporatie and Bouwstroom Renovatie & Verduurzaming consortium partner with overlapping tenant base, regulatory regime, and shared procurement initiatives.
• De Goede Woning: Haaglanden-region woningcorporatie and Bouwstroom Renovatie & Verduurzaming consortium partner; jointly procures modular construction and participates in shared sustainability renovation programs with Rondom Wonen.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat4 records

Key risks6 records

Key highlights6 records

Customer concentration

• Facebookfacebook.com/rondomwonenpijnacker
• LinkedInlinkedin.com/company/rondom-wonen

Revenue estimate

Valuation estimate

Number of profiles

Profiles5 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 Rondom Wonen