Name

Ballast Nedam Development

Legal name

Ballast Nedam Development

Website

https://development.ballast-nedam.nl

Company type

Private

Operating status

Operating

Headcount range

11–50 employees

Ownership category

akta.pro rank

Product category

Urban Area Real Estate Development

NAICS

Land Subdivision (237210), Land Subdivision (23721)

SIC

Land Subdividers & Developers (No Cemeteries) (6552), Real Estate Dealers (For Their Own Account) (6532), Lessors Of Real Property, Nec (6519)

akta.pro primary industry

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

akta.pro secondary industries

Sustainable Cities, Urban Development & Green Infrastructure (BPADALAL), Urban & Regional Planning (Land Use, Zoning, Master Planning) (BPAIANAD), Urban Planning & Master Planning (BPAHAKAD), Community Development & Neighborhood Revitalization (CDBG, Place-Based Initiatives) (BPAIANAE)

Keywords

• Urban area development
• Sustainable real estate development
• Residential property development
• Circular construction services
• Mixed-use district development

Headquarters

HQ city

Rotterdam

HQ country

Netherlands

HQ region

Europe

Offices1 record

Markets served

GTM type

B2B

Offering type

Services

Cost components

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

Revenue model

1. Residential Property Development — Owner-Occupied Sales: Development and sale of owner-occupied (koop) residential units (houses, apartments, penthouses) to private buyers. Revenue recognized upon transfer of ownership at delivery. Major projects include Horizons (49 koop units), Berckelbosch (~950 units across sub-phases), Eleven Square (645 units), Cartesius Utrecht, Nieuw Delft, Groene Loper Maastricht, and others.
2. Social and Mid-Market Rental Housing Development: Development and sale/rental of social housing and mid-market rental units to housing corporations (woningcorporaties) such as Portaal (Cartesius Utrecht), Havensteder (Tuinbuurt Vrijlandt), and Leystromen (Tussen de Leijen). Housing corporations purchase or lease units in bulk, generating revenue per transaction. Also includes mid-market rental units sold to institutional investors such as Syntrus Achmea Real Estate & Finance and SPF Beheer/SPOV.
3. Commercial and Mixed-Use Real Estate Development: Development of commercial space within area developments, including retail, food & beverage, offices, and hospitality (e.g., Marktkwartier West Markthal in Amsterdam, Eleven Square mixed-use district, Groene Loper ~30,000 m2 commercial). Revenue from long-term leasing or sale of commercial units to operators.
4. Urban Area Development Consultancy and Consortium Management: Revenue from leading large-scale public-private consortium area developments on behalf of municipalities and public bodies. Ballast Nedam Development acts as lead developer in consortium structures (e.g., Cartesius Utrecht with MRP, Marktkwartier West with VolkerWessels Vastgoed, Eleven Square with AM). Revenue derived from development fees, equity participation, and project margins.

Pricing tiers

Go-to-market motion2 records

Distribution channels5 records

Marketing channels6 records

Core offering

Ballast Nedam Development fundamentally develops and sells large-scale, sustainable urban area developments across the Netherlands, combining owner-occupied homes, social/mid-market rental housing, commercial real estate and public amenities into holistic neighborhoods. It leads public-private development consortia that win municipal tenders, then sells or leases units in bulk to housing corporations, institutional investors and private home buyers, with portfolio projects such as Cartesius Utrecht (~3,300 homes), Groene Loper Maastricht (~1,175 homes), Berckelbosch Eindhoven (~950 homes), Marktkwartier West Amsterdam (~1,700 homes), Nieuw Delft (1,000–1,500 homes), Eleven Square Amsterdam (645 units), Tuinbuurt Vrijlandt Rotterdam (290 units), Horizons Amsterdam (126 units) and Tussen de Leijen Rijen (up to 375 units).

Product overview

Ballast Nedam Development is a leading area developer in the Netherlands that creates holistic living environments through urban development projects. Rather than a unified software product, the company's portfolio consists of large-scale residential and mixed-use real estate developments across Dutch cities. Key projects include urban districts like Cartesius Utrecht (~3,000 homes) and De Groene Loper Maastricht (~1,175 homes), residential neighborhoods such as Berckelbosch Eindhoven (~950 homes) and Tuinbuurt Vrijlandt Rotterdam (290 homes), and innovative sustainable buildings like Horizons Amsterdam. The company operates through joint ventures and consortiums with partners including MRP, AM, VolkerWessels Vastgoed, and BPD, developing properties across multiple cities including Amsterdam, Utrecht, Eindhoven, Rotterdam, Delft, and Maastricht.

Differentiator

Problem solved

Functional benefit

Brands

• Defining Life: The company's holistic approach to area development encompassing six elements: nature, health, community, design & architecture, sustainability, and economy. This philosophy defines how Ballast Nedam Development creates sustainable living environments where people can live in harmony with nature.

Products and services

• Cartesius Utrecht Large-scale mixed sustainable area development in Utrecht of approximately 3,300 homes with a central park, school, supermarket and amenities, developed in consortium (with MRP and now fully owned by Ballast Nedam Development). It is the company's flagship Blue Zones-inspired 'Heart of Health' project, targeting 5 additional healthy life years for residents and including social housing for Portaal, mid-market rental for CBRE Investment Management and various owner-occupied segments.
• De Groene Loper Maastricht Urban district development along a 2-kilometer green corridor over the A2 tunnel in Maastricht, delivering approximately 1,175 new homes and ~30,000 m² of commercial real estate across sub-projects Fleur, Jolie, Amélie, Miller and Laan van Bellevue. Built on inclusive, energy-neutral, circular and biodiversity-enriching design, it won the European Property Award for Sustainable Residential Development 2020–2021 and offers the Pure Air indoor air quality concept in partnership with Brink Climate Systems.
• Berckelbosch Eindhoven New garden city district in Eindhoven of approximately 950 homes in characteristic 1930s style architecture, organized in sub-plans Chopin, Haydn, Mahler, Bach and Strauss with 2,075 solar panels (~640,000 Wp) and energy-neutral homes that exceed legal energy requirements. Targeted at families, with two-onder-een-kap and detached villas plus ground-bound energy-neutral/energy-delivering units, with pricing from approximately €439,000 to €765,000 free on name.
• Marktkwartier West Amsterdam Redevelopment of the former Food Center Amsterdam site into approximately 1,700 residential units (~25% social housing), green public space, food market and related amenities, including restoration of the 1934 Central Markthal as a cultural and culinary hub with heritage partner BOEi. Delivered by the Ballast Nedam Development/VolkerWessels Vastgoed consortium over 2023–2032.
• Nieuw Delft Urban area development in the former railway zone of Delft covering 1,000–1,500 new homes and apartments plus amenities and commercial real estate over a 13-year period. Ballast Nedam Development develops one-third of the area via sub-projects Guldenwater (184 mixed-tenure apartments and park homes), Floris, Gezicht op Delft (luxury apartments and penthouses), Vermeer and PoortMeesters (with BPD).
• Eleven Square Amsterdam Mixed-use district in Amsterdam ArenAPoort on a 2.5-hectare site, comprising 645 residential units across 9 building blocks together with offices, retail, food & beverage, a theater and a hotel. Designed by MVRDV (which includes what will be Amsterdam's tallest residential tower) and developed by the OMC consortium of Ballast Nedam Development and AM, with construction starting 2025 and first delivery in 2029.
• Horizons Amsterdam Five-fold sustainability icon residential building in Amsterdam Sluisbuurt with 126 homes (67 mid-market rental apartments and 49 owner-occupied apartments and stadswoningen) plus commercial space on a 2.5-hectare site. Designed by Paul de Ruiter Architects with FLUX Landscape Architects, delivering 133% BENG3 renewable generation, ~3,000 tons of CO2 stored in biobased/reclaimed materials, 70% better MPG than the building decree, 96% reusable at end-of-life, and 30+ insect-friendly plant species.
• Tuinbuurt Vrijlandt Rotterdam Gas-free, energy-neutral garden-city style neighborhood in Rotterdam with 290 total homes: 190 owner-occupied units across multiple segments and 100 social rental units (50 apartments + 50 ground-bound homes) developed for housing corporation Havensteder. Achieved DGBC Woonmerk 4-star certification and GPR score of 8, with all units delivered by February 2024 and aligned with the Nationaal Programma Rotterdam Zuid mandate.
• Tussen de Leijen Rijen New green, sustainable residential area in Rijen with gas-free, energy-efficient housing in various types from row houses to detached villas. Phase 1 (started June 2026 by contractor Hurks, first delivery 2027) delivers 115 homes split between 82 owner-occupied units developed by Ballast Nedam Development and 33 rental units for housing corporation Leystromen, with the total project scope of up to 375 homes.

Quantifiable outcome

• Horizons Amsterdam achieves 133% renewable energy generation (BENG3) and -23 kWh primary fossil energy use (BENG2), setting a new national standard for Dutch construction.
• +11 more outcomes

Named customers9 records

Segments6 records

Ideal customer profiles4 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature6 records

Partnerships

26 partnerships are on record, tiered core and minor.

• MRP (Mixed Real Estate Projects)coreStrategic or Co-development Partner · 1 July 2026MRP was a 50% joint venture partner with Ballast Nedam Development in the Cartesius Utrecht consortium — one of the largest urban area developments in the Netherlands (~3,300 homes). On July 1, 2026, Ballast Nedam Development acquired MRP's 50% stake, taking full ownership of the project. MRP and Ballast Nedam Development had collaborated successfully since winning the Cartesius tender in 2017, achieving significant milestones including the first 700 homes under construction. MRP CEO Bart Meijer described Cartesius Utrecht as having 'exceeded expectations' during the partnership.
• Portaal (Woningcorporatie)coreStrategic or Co-development Partner · 11 June 2026Woningcorporatie Portaal signed at PROVADA 2026 an agreement with the Cartesius consortium to purchase 130 social rental homes in Ikaria (Phase 3, third development phase of Cartesius Utrecht, total 660 homes). Portaal is also acquiring 165 units in Okinawa (Phase 2) for delivery October 2026. The partnership strengthens affordable rental housing supply in one of the Netherlands' most ambitious urban developments.
• Economic Board Utrecht (EBU)coreStrategic or Co-development Partner · 13 June 2023The Economic Board Utrecht (EBU) is a regional public-private partnership that drives economic and societal development in the Utrecht region. EBU facilitated the WHO partnership for Cartesius Utrecht and the Heart of Health regional positioning. Director Michiel Dijkman publicly celebrated Cartesius as 'a fantastic concrete example' of Utrecht's ambition to be the heartbeat of a healthy society.
• World Health Organization (WHO)coreStrategic or Co-development Partner · 13 June 2023The WHO included Cartesius Utrecht in its 'Health in the Well-Being Economy' programme under WHO Healthy Cities. This inclusion was formalized during a trade mission of the Economic Board Utrecht to Copenhagen. The WHO recognition validates the Blue Zones-inspired health framework applied to Cartesius Utrecht as the first Heart of Health area development in the Netherlands.
• Havensteder (Woningcorporatie)coreStrategic or Co-development PartnerHavensteder partnered with Ballast Nedam Development for 100 social rental units (50 apartments + 50 ground-bound) in Tuinbuurt Vrijlandt Rotterdam. Full delivery completed February 2024. Havensteder and Ballast Nedam Development co-developed an inclusive mixed-tenure neighborhood aligned with the Nationaal Programma Rotterdam Zuid (NPRZ) objectives. Havensteder's Director Onderhoud & Ontwikkeling Urias Santos Bakker praised the project for addressing social housing shortages.
• VolkerWessels VastgoedcoreStrategic or Co-development PartnerVolkerWessels Vastgoed is the joint venture partner in the Marktkwartier West consortium with Ballast Nedam Development. Together they won the tender for the redevelopment of the Food Center Amsterdam site (~1,700 homes over 2023–2032). VolkerWessels brings construction and real estate development expertise to the consortium.
• AM (Gebiedsontwikkelaar)coreStrategic or Co-development PartnerAM is the joint venture partner in the OMC (Ontwikkel Combinatie) consortium with Ballast Nedam Development for Eleven Square Amsterdam (~645 homes on 2.5 hectares near Johan Cruijff ArenA). OMC won the tender and is developing the mixed-use district with MVRDV as architect. Construction starts 2025, first delivery 2029.
• BPD (Bouwfonds Property Development)minorStrategic or Co-development PartnerBPD partnered with Ballast Nedam Development on PoortMeesters in Nieuw Delft (103 homes: 52 stadswoningen + 51 apartments). BPD is a major Dutch residential developer. PoortMeesters features a climate-neutral courtyard garden, 3D-printed architectural elements, and triple solar panels. Development completed ~2022.
• BOEi (Nationale Maatschappij tot Restaureren & Herbestemmen van Cultureel Erfgoed)minorStrategic or Co-development PartnerBOEi is a non-profit heritage organization responsible for the restoration and redevelopment of the Central Markthal in Marktkwartier West Amsterdam. BOEi and Ballast Nedam Development/VolkerWessels Vastgoed consortium are collaborating on bringing the landmark 1934 building back to public life as a culinary, creative, and circular hub.
• Leystromen (Woningcorporatie)minorStrategic or Co-development PartnerLeystromen is partnering with Ballast Nedam Development on Tussen de Leijen in Rijen. Leystromen develops 33 rental units within Phase 1 (115 total units, Phase 1 construction started June 2026). Total project scope: up to 375 homes. The project creates a mixed ownership/rental neighborhood in a green, sustainable setting.
• Vogelbescherming Nederland (Dutch Bird Protection Society)minorStrategic or Co-development PartnerVogelbescherming Nederland is a sustainability partner for multiple Ballast Nedam Development projects including Berckelbosch (Eindhoven), Tuinbuurt Vrijlandt (Rotterdam), and Horizons (Amsterdam). The partnership involves integrating bird nesting boxes, bat boxes, and biodiversity enhancement measures into residential designs. Residents receive bird packages (vogelpakketten) to encourage nature-friendly gardens.
• Zoogdiervereniging (Dutch Mammal Society)minorStrategic or Co-development PartnerPartnered with Ballast Nedam Development on Berckelbosch Eindhoven (Mahler and Haydn sub-phases) to integrate sustainable nesting boxes for birds and bats, supporting urban biodiversity restoration in line with nature-inclusive building principles.
• Gemeente UtrechtcoreStrategic or Co-development PartnerGemeente Utrecht is the municipal authority and land-use planning partner for Cartesius Utrecht. The municipality co-developed the Koersdocument with NS, unanimously adopted by the municipal council, which forms the planning framework for the ~3,300-home development. The municipality is also a signatory to the 'Convenant Bouwen aan een Gezonde Wijk' health monitoring convenant.
• NS StationscoreStrategic or Co-development PartnerNS Stations is the land owner and infrastructure partner for Cartesius Utrecht, leveraging its role in station-area redevelopment. The former NS maintenance depot site is being transformed into a healthy urban neighborhood adjacent to Station Zuilen. NS Stations is a signatory to the health monitoring convenant for Cartesius Utrecht.
• UMC UtrechtminorStrategic or Co-development PartnerAcademic medical center and signatory to the health monitoring convenant for Cartesius Utrecht. Contributes clinical and public health expertise to the Blue Zones-inspired health framework and monitors health outcomes of residents in the development.
• Hogeschool UtrechtminorStrategic or Co-development PartnerHogeschool Utrecht (Utrecht University of Applied Sciences) is a signatory to the 'Convenant Bouwen aan een Gezonde Wijk' for Cartesius Utrecht, contributing applied research and education expertise to the health monitoring program and healthy urban living framework.
• Universiteit UtrechtminorStrategic or Co-development PartnerUniversiteit Utrecht is a signatory to the health monitoring convenant for Cartesius Utrecht, contributing academic research capacity to measure and validate the impact of the built environment on physical and mental health outcomes of residents.
• HurksminorStrategic or Co-development PartnerHurks is the construction contractor for Tussen de Leijen Phase 1 in Rijen (115 homes). Ballast Nedam Development handles development while Hurks executes construction. Hurks began initial construction activities in 2026, with first delivery expected 2027.
• MecanoocoreStrategic or Co-development PartnerMecanoo is the masterplan architect and landscape architect for Cartesius Utrecht, designing the overall masterplan and landscape architecture including the Cartesius Park, Groene Lus (green loop), and CAB building renovation. Mecanoo's design integrates movement, nature, and community into the urban fabric. Also involved in Eleven Square (MVRDV lead, but Mecanoo contributed to landscape).
• Paul de Ruiter ArchitectsminorStrategic or Co-development PartnerPaul de Ruiter Architects is the architect for multiple Ballast Nedam Development projects: Horizons Amsterdam (with FLUX Landscape Architects) and Nicoya (Cartesius Utrecht Phase 2). Horizons was designed with the circular economy and Blue Zones principles at its core. The firm also designed elements of Berckelbosch.
• MVRDVcoreStrategic or Co-development PartnerMVRDV is the architect for Eleven Square Amsterdam (OMC consortium with Ballast Nedam Development and AM). MVRDV designed four buildings including one that will become the tallest residential tower in Amsterdam, forming a new landmark in the city's skyline. The design creates a central public square as the heart of the mixed-use district.
• NBArchitectenminorStrategic or Co-development PartnerNBArchitecten from Best designed the distinctive 1930s-style architecture for Berckelbosch (Haydn and Mahler sub-phases), featuring extra-high steep roofs, deep overhangs, luxury detailing, brickwork accents, varying cornice heights and roof orientations, and gabled façades.
• FARO ArchitectenminorStrategic or Co-development PartnerFARO Architecten designed Gezicht op Delft (Nieuw Delft) and Guldenwater (Nieuw Delft). Gezicht op Delft features 21 luxury apartments and 4 penthouses with prime views over De Kolk. Guldenwater comprises multiple buildings around a shared courtyard garden.
• Iris Penning (Stadsdichter Eindhoven)minorStrategic or Co-development PartnerEindhoven's city poet Iris Penning collaborated with Ballast Nedam Development on Berckelbosch Haydn, writing unique poetry lines for shared street benches (gevelbankjes). The poems form a cohesive Berckelbosch poem visible on corner houses, creating social cohesion and neighborhood identity. Iris Penning performed at the Haydn construction start celebration in May 2023.
• Stichting Kids (Speeltuinvereniging)minorStrategic or Co-development PartnerStichting Kids provided a 3-year family subscription to local playground Smeetsland for all new residents of Havensteder's 100 rental units in Tuinbuurt Vrijlandt Rotterdam, delivered at the February 2024 handover ceremony. The subscription provides access to 7 Rotterdam playgrounds, supporting child development and community building.
• Club Echo (Urban Sync & LITT Events)minorStrategic or Co-development PartnerClub Echo — a partnership between Urban Sync and LITT Events — won the tender for temporary use of the Eleven Square tunnel (2023–2026) as a cultural and nightlife venue in Amsterdam Zuidoost. The tunnel serves as an interim activation while Eleven Square is being built, contributing to the area's liveliness and culture.

Scale indicators12 records

Recent moves6 records

Expansion highlights5 records

Direct peers

• Vorm Bouw: Dutch area and residential developer with a portfolio of large-scale sustainable urban projects (e.g., Buiksloterham Amsterdam, Nieuw Crooswijk Rotterdam). Direct peer in sustainability-led, masterplan-scale Dutch area development, targeting similar housing-corporation and institutional-investor buyers.
• VolkerWessels Vastgoed: Real estate development arm of VolkerWessels, one of the largest Dutch construction groups. Direct peer in mixed-use urban redevelopment; consortium partner with Ballast Nedam Development on Marktkwartier West Amsterdam (~1,700 homes) and competes for the same public tenders across the Netherlands.
• Synchroon: Dutch area developer (acquired by BPD in 2021) focused on inner-city mixed-use and residential redevelopments. Comparable to Ballast Nedam Development on project typology (mixed-tenure urban renewal), sustainability positioning, and municipal tender participation.
• BPD (Bouwfonds Property Development): Largest Dutch area and residential developer, focused on large-scale Dutch housing developments and masterplans. Directly comparable to Ballast Nedam Development in customer base (housing corporations, institutional investors, municipalities), project scale, and product mix; has also partnered with BND on PoortMeesters (Nieuw Delft).
• Blauwhoed: Dutch area developer (subsidiary of BPD) focused on innovative urban and waterfront redevelopments (e.g., Rotterdam, Eindhoven). Direct peer in Dutch sustainable area development with comparable municipal-tender strategy and mixed-tenure product offering.
• MRP (Mixed Real Estate Projects): Amsterdam-based Dutch area developer focused on mixed-use urban projects including De Hallen Amsterdam and Cartesius Utrecht. Former 50/50 JV partner with Ballast Nedam Development on Cartesius Utrecht until BND acquired MRP's stake in July 2026 — most directly comparable peer by project type and customer profile.
• AM (Gebiedsontwikkelaar): Dutch area developer (part of Royal BAM Group) specialized in sustainable urban area development with a strong public-tender-driven model. Direct peer — partner of Ballast Nedam Development in the OMC consortium for Eleven Square Amsterdam (645 units); competes for the same municipal tenders and serves the same institutional and municipal buyers.

Broad incumbents

• Hurks: Eindhoven-based Dutch construction and development group combining real estate development with a strong construction-execution capability. Construction partner of Ballast Nedam Development on Tussen de Leijen (Phase 1, 115 homes) and competes on adjacent Eindhoven-area projects and broader Dutch development tenders.
• BAM Wonen: Residential and area-development division of Royal BAM Group, one of the largest Dutch construction firms. Broad incumbent in Dutch area development and housing; competes for the same municipal tenders and bulk-housing-corporation contracts that drive Ballast Nedam Development's pipeline.
• Heijmans: Large publicly-listed Dutch construction and area-development company combining real estate development, residential construction, and infrastructure. Broad incumbent that overlaps with Ballast Nedam Development on Dutch area-development tenders and mixed-use projects, with similar institutional and municipal customer base.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat6 records

Key risks6 records

Key highlights6 records

Customer concentration

• LinkedInlinkedin.com/company/ballastnedamdevelopment

Revenue estimate

Valuation estimate

Number of profiles

Profiles2 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 Ballast Nedam Development