What DubbeLL - Buurtontwikkelaars does

DubbeLL - Buurtontwikkelaars is a privately held Dutch neighborhood developer founded in 2017 and headquartered at KNSM-Laan 171 in Amsterdam. The firm develops residential, student, social and mixed-use real-estate projects across the Netherlands, operating both for its own account and as a delegated developer (gedelegeerd ontwikkelaar) and directievoerder for third-party investors. Its product portfolio spans large-scale student-housing transformations (Black Box Groningen ~280 units, Bonnefantenklooster Maastricht 257 units, Vijverdalseweg Maastricht 254 units, Tweebaksmarkt Leeuwarden 184 units, Phoenixstraat Delft 91 units), the 90-meter BrinkToren energy-positive residential tower in Amsterdam-Noord (~600 residents) developed with Xior, Ymere and HVO-Q, the Stationslocatie Diemen social-housing project with Rochdale, the Leiden Bio Science Park joint development with AM (~1,000 planned homes), the FilmSilo cultural hub, and the Huiskameraad senior-housing concept with Vivium.

Underlying technology focuses on sustainable and circular construction practices including energy-positive high-rise design with WKO heat-pump systems, vertical solar PV facades and polder roofs (BrinkToren), biobased and modular/2D prefab construction (The Suites Sluisbuurt), and BREEAM/WELL-aligned certification. The firm manages the full project lifecycle from feasibility and tender through community engagement, architectural coordination with partners such as Mecanoo and ANA architecten, contractor delivery (Cordeel, Friso Bouwgroep, Geveke Bouw), and directievoering construction supervision.

The business model combines two streams: own-account development generating revenue on sale or rental of completed assets, and delegated development services that earn professional-services fees from institutional clients. Revenue is not publicly disclosed. Customer concentration is centered on a small set of repeat institutional investors led by Xior Student Housing, alongside housing corporations (Ymere, Rochdale, Vivium), healthcare groups (HVO-Q, Stichting Sint Jacob), and Dutch municipalities reached via direct enterprise sales and competitive tenders.

Name

DubbeLL - Buurtontwikkelaars

Legal name

DubbeLL - Buurtontwikkelaars

Website

https://dubbel-l.nl

Company type

Private

Operating status

Operating

Headcount range

1–10 employees

Short description

DubbeLL is an Amsterdam-based Dutch neighborhood developer that runs the full project lifecycle for residential, student, social and mixed-use real estate across the Netherlands, serving institutional investors (notably Xior), housing corporations, municipalities and healthcare groups via own-account and delegated development.

Ownership category

akta.pro rank

Product category

Real Estate Development Services

NAICS

Residential Building Construction (23611), New Multifamily Housing Construction (except For-Sale Builders) (236116), Residential Remodelers (236118), New Housing For-Sale Builders (236117), Land Subdivision (23721)

SIC

Land Subdividers & Developers (No Cemeteries) (6552), General Bldg Contractors - Residential Bldgs (1520)

akta.pro primary industry

Multi-Family Residential Construction (Apartments, Condos, Townhomes) (IMAFABAB)

akta.pro secondary industries

Residential Affordable Housing Development & Construction (IMAFABAI), Housing Development, Construction & Rehabilitation Programs (BPAIANAB), Residential Land Development & Subdivision Homebuilding (Build-to-Sell Communities) (IMAFABAL), Urban Planning & Master Planning (BPAHAKAD)

Keywords

• Real estate development
• Neighborhood development
• Student housing
• Social housing
• Mixed-use projects

Headquarters

HQ city

Amsterdam

HQ country

Netherlands

HQ region

Europe

Offices1 record

Markets served

GTM type

B2B

Offering type

Services

Cost components

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

Revenue model

1. Own property development: DubbeLL develops real estate projects for their own account and risk, generating revenue through the sale or rental of completed developments
2. Delegated development services: Full project management services for third parties including feasibility studies through to key handover, including directievoering (construction supervision)

Go-to-market motion2 records

Distribution channels3 records

Marketing channels5 records

Core offering

DubbeLL develops neighborhood-scale real estate projects in the Netherlands, both for its own account and risk and as a delegated developer (gedelegeerd ontwikkelaar) for third parties such as housing corporations, institutional investors, municipalities, and care institutions. The firm manages the full project process from feasibility study and site analysis through to key handover, including directievoering (construction supervision), and delivers student housing, social housing, mid-rent residential towers, mixed-use, and cultural developments with a focus on community engagement and sustainable construction.

Product overview

DubbeLL operates as a neighborhood developer (buurtontwikkelaars) specializing in real estate development projects across the Netherlands. The company manages projects from initial concept through realization, with a focus on housing, mixed-use developments, and community-oriented properties. Their portfolio includes student housing (The Suites, Phoenixstraat, Bonnefantenklooster, Black Box Groningen, Tweebaksmarkt), residential towers (Brinktoren), social housing (Stationslocatie Diemen), and cultural projects (FilmSilo). They work with various investors including Xior Student Housing, Ymere, and municipalities. The company emphasizes neighborhood integration, sustainability (BREEAM, WELL standards), and participatory development approaches.

Differentiator

Problem solved

Functional benefit

Brands

• Huiskameraad: A concept developed by DubbeLL for independent housing for active seniors with shared facilities, positioned near care institutions. The brand focuses on enabling elderly people to live independently while having access to shared amenities and care services when needed.

Products and services

• Neighborhood Development Services (Gedelegeerd Ontwikkelaar) End-to-end real estate development and area development services for municipalities, housing corporations, and institutional investors; manages the full process from initial concept and feasibility study through to realization on a delegated basis. Covers housing, mixed programs (hospitality, offices, hotels), and both transformation and new construction.
• Own-Account Real Estate Development Real estate development undertaken by DubbeLL for its own account and risk, with revenue generated through the sale or rental of completed developments; targets institutional investors and end-users.
• Construction Supervision (Directievoering) Professional construction supervision (directievoering) services delivered as part of DubbeLL's delegated development work to oversee quality, schedule, and delivery of construction on behalf of clients.
• BrinkToren (Amsterdam Overhoeks) BrinkToren is a 90-meter energy-positive residential tower in Amsterdam-Noord developed with Xior (266 mid-rent units), Ymere (112 social rental homes), and HVO-Q (23 care homes); features negative EPC, WKO installation, vertical solar panels, and polder roofs. Awarded the Middenhuur Award 2023.
• Phoenixstraat Delft Phoenixstraat Delft is the transformation of a former city office building into 91 self-contained student residences for Xior Student Housing in Delft, completed end of 2018 with architect Rooijakkers Architecten.
• Bonnefantenklooster Maastricht Bonnefantenklooster is the transformation of a 1909 national monument monastery into 257 student residences with shared facilities (chapel communal living room, library, cinema, sports hall) for Xior Student Housing in Maastricht, completed end of 2019.
• Lutherse Burgwal Den Haag Lutherse Burgwal is the transformation of a former office building in The Hague city center into mixed housing with urban facilities for Xior Student Housing, completed in 2020.
• Black Box Groningen Black Box Groningen is the conversion of a former government office building into approximately 280 self-contained student residences with collective facilities (fitness, flexible workspaces, study areas, communal living/kitchen) for Xior Student Housing, completed August 2021.
• Klopgebouw Rotsoord Utrecht Klopgebouw Rotsoord is a student housing development in Utrecht developed by DubbeLL for Xior Student-Housing, delivered in March 2023.
• Tweebaksmarkt Leeuwarden Tweebaksmarkt Leeuwarden is the transformation of a former KPN office building in Leeuwarden's historic center into 184 student residences with communal living and study spaces for Xior Student Housing, with Friso Bouwgroep as main contractor and DubbeLL providing directievoering.
• Vijverdalseweg Maastricht Vijverdalseweg is the replacement construction of an outdated 1971 flat into 254 self-contained student dwellings with communal facilities in Maastricht, developed with Mecanoo architects and Xior as investor.
• The Suites (Sluisbuurt) The Suites is a project of 58 mid-range owner-occupied homes in Sluisbuurt featuring 2D prefab construction elements and a wood construction approach for sustainable building.
• Stationslocatie Diemen Stationslocatie Diemen is a social housing development with approximately 100 social rental homes planned near Diemen station, developed in partnership with Rochdale and municipality Diemen, with ANA architecten and DubbeLL; expected completion spring 2026.
• FilmSilo (Zeeburgereiland) FilmSilo is a cultural hotspot project redeveloping a former sewage treatment silo on Zeeburgereiland into a neighborhood heart with café, five film halls, debate and performance spaces, office floors, and a public rooftop terrace, developed with Rialto, Ovium, and Next Architects.
• Huiskameraad (Senior Housing Concept) Huiskameraad is a DubbeLL-developed senior housing concept that provides independent housing for active elderly residents with shared facilities, positioned near care institutions (including care group Vivium) to enable independent living with access to amenities and care services.
• Leiden Bio Science Park Development Leiden Bio Science Park is a planned joint development project with AM to deliver approximately 1,000 new homes at the Leiden Bio Science Park.
• Nieuw Delftweide (Haarlem) Nieuw Delftweide is the redevelopment of a care institution in Haarlem for healthcare provider Stichting Sint Jacob.
• Het Wijshuis Amsterdam West Het Wijshuis is an affordable housing initiative for teaching staff in Amsterdam West, developed for the housing cooperative Wooncoöperatie Het Wijshuis.

Quantifiable outcome

• First energy-positive residential tower in Netherlands (BrinkToren)
• +2 more outcomes

Named customers8 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

Feature2 records

Partnerships

19 partnerships are on record, tiered core and minor.

• Mecanoo architectencoreStrategic or Co-development Partner · 1 January 2022Lead architect for BrinkToren project, providing architectural design and VR visualizations for the 90-meter high energy-positive residential tower in Amsterdam North
• Mecanoo architectencoreStrategic or Co-development PartnerArchitect for Vijverdalseweg student housing project in Maastricht, transforming 1971 flat into 254 self-contained student units
• HVO-QcoreStrategic or Co-development PartnerHealthcare provider commissioning 23 care homes within the BrinkToren development
• RialtominorStrategic or Co-development PartnerFilmSilo project partner for cultural programming and cinema operations in Amsterdam
• ViviumcoreStrategic or Co-development PartnerCare group partner for senior housing developments under the Huiskameraad concept in Gooise Meren
• Stichting Sint JacobcoreStrategic or Co-development PartnerHealthcare institution commissioning redevelopment of Nieuw Delftweide care facility in Haarlem
• AMcoreStrategic or Co-development PartnerJoint development partner for Leiden Bio Science Park project to deliver approximately 1,000 homes
• Cordeel AmsterdamcoreImplementation/ SI/ Consulting PartnerMain contractor for BrinkToren construction, starting Q3 2022 with completion Q2 2026
• Gemeente DiemencoreStrategic or Co-development PartnerMunicipal partner for Stationslocatie Diemen urban development project
• ANA architectencoreStrategic or Co-development PartnerArchitect for Stationslocatie Diemen development project
• ANA architectencoreStrategic or Co-development PartnerArchitecture firm for Strandeiland IJburg tender submission 'Common Grounds'
• Studio PROTOTYPEcoreStrategic or Co-development PartnerArchitecture firm for Strandeiland IJburg tender
• NL architectscoreStrategic or Co-development PartnerArchitecture firm for Amstelkwartier De Binder tender project
• Friso BouwgroepcoreImplementation/ SI/ Consulting PartnerMain contractor for Tweebaksmarkt Leeuwarden student housing project
• Rooijakkers ArchitectencoreStrategic or Co-development PartnerArchitect for Phoenixstraat Delft student housing transformation with respect for original design
• Team 4coreStrategic or Co-development PartnerArchitect for Black Box Groningen redevelopment of former government building to 280+ units
• Geveke BouwcoreImplementation/ SI/ Consulting PartnerMain contractor for Black Box Groningen project completed 2021
• Buurtdorp OuderkerkminorStrategic or Co-development PartnerHousing cooperative initiative for affordable senior housing in Ouderkerk aan de Amstel
• Buurtcoöperatie OHGminorStrategic or Co-development PartnerNeighborhood cooperative exploring affordable housing options in Oostelijk Havengebied Amsterdam

Scale indicators4 records

Recent moves6 records

Expansion highlights6 records

Direct peers

• Stedon: Stedon is a Dutch residential and area developer with strong positions in social and mid-market housing. Its mix of social-housing partnerships and new-build residential is highly comparable to DubbeLL's portfolio with Ymere, Rochdale, and Vivium.
• AM: AM is one of the largest Dutch area and residential developers (a joint venture between Amvest and Rabobank). It is a direct peer on Dutch urban development and is already a co-development partner with DubbeLL on the Leiden Bio Science Park project (~1,000 homes), making the comparison immediate.
• Synchroon: Synchroon (formerly Johan Matser Projectontwikkeling, a former employer of DubbeLL partner Lars Mosman) is a Dutch area and residential developer. Comparable in scale and in focus on integrated neighborhood and housing development in the Netherlands.
• Blauwhoed: Blauwhoed is a Dutch developer focused on sustainable, energy-neutral, and circular area development. Its sustainability-led, neighborhood-level approach is highly comparable to DubbeLL's biobased/energy-positive and community-engagement methodology.
• Proper Stok: Proper Stok is a Dutch developer specializing in inner-city and area redevelopment, particularly residential and mixed-use transformation projects. Its repositioning and neighborhood-level focus closely mirrors DubbeLL's transformation-led portfolio.
• VORM Ontwikkeling: VORM is a mid-sized Dutch developer with strong emphasis on residential development and sustainability/circular construction. It is directly comparable to DubbeLL on multi-family housing delivery and on positioning around sustainable building practices.

Broad incumbents

• Heijmans Vastgoed: Heijmans is a large Dutch construction and real-estate developer with a sizable area-development unit. It overlaps with DubbeLL's residential/neighborhood offering as part of a much broader portfolio, and is a former employer of DubbeLL's founders.
• BPD (Bouwfonds Property Development): BPD is the Netherlands' largest residential area developer, operating at national scale across new-build and transformation housing. It overlaps directly with DubbeLL's multi-family residential and neighborhood-development focus but at materially larger volume and capital base.
• Ballast Nedam Development: Ballast Nedam Development is the real-estate arm of the listed Ballast Nedam group and develops Dutch residential and mixed-use areas. It competes for similar municipal tenders and institutional-housing mandates as DubbeLL, but at substantially larger scale.

Others

• KCAP Architects & Planners: KCAP is a Dutch architecture and urban-planning firm working on area development, masterplans, and housing. It is not a direct competitor but an adjacent/ecosystem player whose urban-planning and design capability parallels the buurtontwikkeling methodology DubbeLL uses.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat4 records

Key risks6 records

Key highlights7 records

Customer concentration

• LinkedInlinkedin.com/company/dubbell-buurtontwikkelaars
• Instagraminstagram.com/dubbell_buurtontwikkelaars

Revenue estimate

Valuation estimate

Number of profiles

Profiles4 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 DubbeLL - Buurtontwikkelaars