What Promiris does

Promiris is a Belgian-headquartered, privately-held real estate development company founded in 2017 that operates across three European markets — Belgium, Portugal (offices in Porto and Lisbon), and Spain (office in Barcelona, market entry 2020). The company specializes in urban regeneration via adaptive reuse of obsolete buildings (former textile factories, hospitals, nursing homes, offices), delivering multi-asset projects spanning high-end residential, purpose-built student residences, and assisted-living senior housing. As of latest reported figures the firm has developed 29 projects totalling 219,000 m² (Belgium 74,000 m², Portugal 100,000 m², Spain 45,000 m²) with €600M of cumulative investments, led by three Managing Partners (Christian Terlinden, Cedric De Laet, Quentin Bernard) and Board President Cyril Wolkonsky through a lean ~15-person organization structured into country teams.

The product portfolio is organized into three pillars: luxury and high-end residential (e.g., Metropolitan, Conde de Lima, Gaia Hills, Mira Douro, Bivart, Nuance Alvalade, Quadra, Stock'L, Estoril), student residences (e.g., Cambre Student Living, Delta Campus, Iris Residence, AXS 4 Namur, Granjo, Lamas, Asprela, Coimbra, plus planned residences in Valencia, Madrid, Murcia, Alicante, Zaragoza, B'11 Campus, Vlasmarkt), and assisted-living senior (Pont Courbe). Projects emphasize ESG-aligned design — solar panels, geothermal, heat pumps, EPB Level A energy performance, circular-economy material reuse, soft-mobility integration, and heritage architectural preservation — and the company is a registered Belgian real estate intermediary (IPI N° 515.524) under BIV/IPI supervision with AXA-backed professional liability.

Revenue is generated through three streams: (1) direct sale of residential units (apartments, condominiums) to end-buyers and HNW investors; (2) build-to-sell forward transactions with institutional investors such as Xior Student Housing (BE-REIT) and Baltisse Real Estate; and (3) long-term pre-lease of student residences to the French operator Odalys, generating recurring rental income at the asset level and project-level returns for Promiris. Co-development partnerships with Belgian group Cetim, Thomas & Piron Group, Portuguese group Silcoge, and Baltisse Real Estate share equity and execution risk on individual projects. The company has no public listing, no disclosed cap-table, and is privately financed by shareholders and financial partners.

Name

Promiris

Legal name

Promiris Management Services SA

Website

https://promiris.com

Company type

Private

Founded year

2017

Operating status

Operating

Headcount range

1–10 employees

Short description

Promiris is a privately-held Belgian real estate developer founded in 2017 that specializes in urban regeneration through adaptive reuse, delivering multi-asset residential, student, and senior housing projects across Belgium, Portugal, and Spain, with €600M deployed across 29 projects and 219,000 m² of pipeline.

Ownership category

akta.pro rank

Product category

Real Estate Development

NAICS

Residential Building Construction (23611), Residential Remodelers (236118)

SIC

Real Estate Dealers (For Their Own Account) (6532)

akta.pro primary industry

HOA / Condominium Association Management (BPAJAFAH)

Keywords

• Urban real estate development
• Residential property development
• Student housing construction
• Urban regeneration projects
• Senior assisted living

Headquarters

HQ city

La Hulpe

HQ country

Belgium

HQ region

Europe

Offices5 records

Markets served

GTM type

B2B and B2C

Offering type

Services

Cost components

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

Revenue model

1. Real estate development & unit sales: Develops residential, student and senior residences as well as mixed-use projects and sells individual units (apartments, flats) to end-buyers, families and investors. Includes forward sale of completed units (e.g., Mira Douro 'totalement vendu', Conde de Lima 41 high-end apartments). Total investment scale stated at €600M across 219,000 m².
2. Forward sale / asset disposal to institutional investors: Develops student residences on a build-to-sell basis, selling the completed buildings to institutional student-housing investors such as Xior Student Housing (Iris Residence, Granjo, Namur/AXS 4) and Odalys-related vehicles. Recognized as a sale to 'one of the leading European players'.
3. Long-term pre-lease to student residence operators: Several student residences (Granjo, Asprela, Lamas, Zaragoza, Alicante, Murcia, Valencia, Madrid) are developed on a long-term lease basis to French student residence operator Odalys, generating recurring rental income for the operator partner and project-level returns for Promiris.
4. Real estate intermediation services: Registered as Belgian real estate intermediary agent (IPI N° 515.524) under BIV/IPI deontology, with professional liability and guarantee via AXA 730.390.160 — generates fee/commission revenue from intermediation activity.

Pricing tiers

Go-to-market motion3 records

Distribution channels5 records

Marketing channels6 records

Core offering

Promiris is a European real estate developer that acquires, regenerates and develops urban properties — predominantly through adaptive reuse of obsolete buildings — into high-end residential, student housing and senior assisted-living projects across Belgium, Portugal and Spain. It sells individual residential units directly to end-buyers, forward-sells completed student residences to institutional investors such as Xior Student Housing and Baltisse Real Estate, and pre-leases student residences long-term to specialist operator Odalys, with a total development pipeline of approximately 219,000 m² and €600M of project investments across 29 projects since 2017.

Product overview

Promiris is a multi-country European real estate development company operating in Belgium, Portugal and Spain, focused on urban regeneration through the rehabilitation and transformation of existing neighbourhoods and buildings. Rather than a unified software product, the company's offering is a portfolio of distinct physical real estate projects organised into three pillars: (1) high-end and luxury residential developments (Metropolitan, Conde de Lima, Gaia Hills, Mira Douro, Nuance (Alvalade), Quadra, Bivart Residence, Stock'L, Estoril); (2) student residences operated under long-term leases with specialised operators such as Odalys and Xior Student Housing (Cambre Student Living, Delta Campus, Iris Residence, AXS 4 Namur, Granjo, Lamas, Asprela, Coimbra, plus planned residences in Valencia, Madrid, Murcia, Alicante, Zaragoza, B'11 Campus and Vlasmarkt); and (3) senior/assisted-living residences (Pont Courbe). These projects share a common ESG and sustainability strategy emphasising urban regeneration, low-carbon techniques (solar, geothermal, EPB level A), soft mobility, and partnership-driven development with groups such as Thomas & Piron, Cetim, Silcoge and Baltisse Real Estate.

Differentiator

Problem solved

Functional benefit

Products and services

• Metropolitan Residence Upscale luxury residence in Brussels offering contemporary, bright and spacious apartments with bespoke finishes across 4,400 m² above ground plus 2,500 m² basement, located near Avenue Louise between the Abbey of la Cambre and the Forest of la Cambre.
• Cambre Student Living Student residence on Boulevard de la Cambre in Brussels consisting of 36 fully equipped studios with private bathrooms and kitchenettes, situated between the Solbosch ULB/VUB campus and the La Bascule–Louise district.
• Gaia Hills Residential Project Large-scale residential project on the Douro River in Vila Nova de Gaia opposite Porto, comprising approximately 270 high-end apartments across a 51,190 m² site developed in partnership with Thomas & Piron and Silcoge.
• Conde de Lima Condominium High-end residential condominium in central Lisbon composed of two buildings totalling 5,500 m² around a central garden, comprising 41 apartments with gym, sauna and indoor pool, developed in partnership with the Thomas & Piron Group.
• Mira Douro Luxury Condominium Private luxury condominium in Porto's Antas district with views over the Douro River valley, comprising 54 luxury apartments over approximately 8,000 m², designed by Carlos Castanheira Architects.
• Granjo Student Residence and Urban Regeneration Project Award-winning urban regeneration project in Porto transforming a ruined former textile factory into a student residence with 211 rooms and 16 separate flats totalling 1,238 m² of living space, designed by Fragmentos and operated by Odalys; awarded one of the 3 best rehabilitations at Prémios Construir '22.
• The Bivart Residences Upscale residential project in Lisbon's Avenidas Novas district, comprising 31 high-end apartments (T1–T4) over 7,852 m² regenerated from a former hospital building, developed in partnership with Belgian group Cetim.
• Delta Campus Student Residence Student residence in Auderghem, Brussels with 102 units across 7 floors and 3,500 m², located opposite ULB/VUB university campuses, featuring furnished rooms with private bathrooms, common kitchens, study and sports areas.
• Iris Residence Student Housing Conversion of a nursing home into a student residence in Etterbeek, Brussels, comprising 118 dwellings with fitness, relaxation and co-working rooms, concierge and educational support; sold to Xior Student Housing end of 2018.
• Lamas Student Residence Student residence in Lisbon with 124 rooms over 3,800 m² developed in partnership with Belgian group Cetim and leased long-term to French operator Odalys.
• AXS 4 (Namur) Student Residence 216-room student residence in Namur, Belgium with 7,000 m² above ground, developed in collaboration with Baltisse Real Estate next to the University of Namur and taken over by Xior Student Housing at the end of 2022.
• Asprela Student Residence 264-room student residence at the foot of the University of Porto's Asprela campus, comprising 8,200 m² above ground co-developed with Cetim Group and managed long-term by Odalys.
• Pont Courbe Senior Assisted-Living Residence Non-medicalised assisted living senior residence in Braine-l'Alleud, Belgium, comprising 120 apartments over 12,000 m² with 1,000+ m² of service areas including restaurant, lounges, wellness and indoor pool, designed by DDV architecture.
• Vlasmarkt Mixed Residential and Student Project Mixed residential project in Kortrijk's historical center combining 63 flats, three townhouses and 102 student dwellings, designed by awg architecten near the main square and railway station.
• Stock'L High-End Residence High-end residence in Stockel, Belgium comprising 28 bright apartments with terraces over two and three levels plus a ground floor for professional services and underground parking, located near Place Dumon.
• B'11 Campus Student Residence Planned student residence on the former Electrolux headquarters site in central Brussels with 50 studios and 100 rooms across 5,000 m² above ground, integrating solar panels, heat pump, intensive green roofs and high energy performance.
• Quadra Residential Project New residential project in the heart of Vila Nova de Gaia, Portugal near Avenida da República, comprising 119 apartments (T1 to T3) plus a commercial area, close to metro and shopping centers.
• Nuance (Alvalade) Residential Project Residential project in Lisbon's Alvalade district comprising two buildings joined by a common garden and 28 apartments ranging from studios to 3-bedroom duplexes, with facades in traditional Portuguese azulejos and lioz stone.
• Coimbra Student Residence Modern student residence near the city center of Coimbra with 250 fully equipped rooms combining modern comfort with integrated services, located at the city's northern entrance equidistant from Medicine and Law/Economics university hubs.
• Valencia Student Residence Planned 380-room student residence in Valencia opposite the University of Valencia science campus, with delivery scheduled for 2028 and integrated services including common areas, coworking, laundry, 24/7 security.
• Madrid Student Residence Planned ~400-room student residence in Madrid's San Blas district near Suanzes metro station on Line 5, with delivery scheduled for 2028 and fully equipped individual rooms with integrated services.
• Murcia Student Residence Planned 500-room student residence near the Universidad de Murcia and UCAM campuses, with each room featuring a private kitchen and bathroom, connected to Murcia's center via the L1 tramway line; delivery scheduled for 2028.
• Alicante Student Residence Planned student residence on the outskirts of Alicante near the university with 214 fully equipped studios, modern gym, swimming pool and welcoming common rooms; delivery scheduled for 2027.
• Zaragoza Student Residence Student residence in Saragossa, Spain with 180 rooms over 5,457 m² and numerous common spaces near the prestigious university, managed by Odalys under a long-term lease agreement.
• Estoril Residential Project High-end residential project comprising 30 apartments in the heart of the Estoril seaside resort in immediate proximity to the beach, with delivery scheduled for January 2027.

Quantifiable outcome

• 219,000 m² of developed surface across Belgium (74,000 m²), Portugal (100,000 m²) and Spain (45,000 m²).
• +3 more outcomes

Named customers4 records

Segments4 records

Ideal customer profiles5 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature4 records

Partnerships

20 partnerships are on record.

• Thomas & Piron GroupStrategic or Co-development PartnerBelgian group that co-acquired a plot in central Lisbon with Promiris in December 2018 to develop the Conde de Lima condominium (5,500 m², 41 high-end apartments, provisional delivery end 2023). Thomas & Piron is also partnering with Promiris and Silcoge on Gaia Hills in Vila Nova de Gaia (270 dwellings, 30,000 m² built in two phases starting 2024/2025).
• SilcogeStrategic or Co-development PartnerPortuguese real estate promotion group and seller of the land at Gaia Hills; remains associated with the project through a minority stake. Co-developing the 270-dwelling Gaia Hills masterplan in Vila Nova de Gaia together with Promiris and Thomas & Piron.
• Cetim (Belgian group)Strategic or Co-development PartnerBelgian group acting as minority shareholder / co-developer with Promiris on multiple projects: Bivart Residence (Lisbon, 31 apartments), Asprela student residence (Porto, ~265 rooms) and Lamas student residence (Lisbon, 124 rooms).
• OdalysChannel Partner/ Reseller/ DistributorFrench student residence operator and long-term lessee of multiple Promiris-developed student residences: Granjo (Porto, 211 rooms + 16 flats), Asprela (Porto, ~265 rooms), Lamas (Lisbon, 124 rooms), Zaragoza (180 rooms), Alicante (214 studios), Murcia (500 rooms), Madrid (~400 rooms) and Valencia (380 rooms). Granjo was Promiris's first delivery to Odalys.
• Baltisse Real EstateStrategic or Co-development PartnerCo-developer with Promiris on the Namur/AXS 4 student residence (216 rooms, 7,000 m² above ground), delivered September 2022 and subsequently taken over by Xior Student Housing.
• Saraiva + Associados (Saraiva & Associados)Implementation/ SI/ Consulting PartnerPortuguese architectural firm, winner of the architecture competition for the Gaia Hills masterplan (Cais do Cavaco, Vila Nova de Gaia) and architect of the Conde de Lima condominium in Lisbon.
• FragmentosImplementation/ SI/ Consulting PartnerLisbon-based architectural firm that designed the Granjo regeneration project (former textile factory transformed into a student residence and flats, EPB Level A). Also noted as architect for the Coimbra student residence (6,400 m², 250 rooms).
• Zoom Architecture / Axent ArchitectsImplementation/ SI/ Consulting PartnerArchitectural firm designing the Cambre Student Living residence in Brussels (36 fully equipped studios, delivered September 2024) and the upscale Metropolitan residence near Avenue Louise (4,400 m² above ground, delivery summer 2025). Also architect for Stock'L (Stockel, 28 apartments).
• Assar ArchitectsImplementation/ SI/ Consulting PartnerArchitect of the Delta Campus student residence in Auderghem (102 units on 7 floors, delivered June 2021).
• Capinha Lopes ConsultingImplementation/ SI/ Consulting PartnerArchitectural / consulting firm engaged for the Bivart Residence (31 high-end apartments in Lisbon) and the Lamas student residence (124 rooms, 3,800 m²).
• Carlos Castanheira ArchitectsImplementation/ SI/ Consulting PartnerArchitect of the Mira Douro luxury residential project in Porto (54 flats, 8,000 m², delivered February 2023). Award-winning Portuguese architect.
• awg architectenImplementation/ SI/ Consulting PartnerArchitect of the Vlasmarkt mixed residential project in Kortrijk (63 flats, 3 townhouses, 102 student dwellings), works beginning 2025.
• Bureau d'architecture DDVImplementation/ SI/ Consulting PartnerArchitect of the Pont Courbe assisted-living residence in Braine-L'Alleud (120 flats, 12,000 m²; enforceable urban planning permit obtained end 2024).
• Montois Partners ArchitectsImplementation/ SI/ Consulting PartnerArchitect of the Namur/AXS 4 student residence (216 rooms, 7,000 m² above ground, delivered September 2022).
• DN ArquitecturaImplementation/ SI/ Consulting PartnerArchitect of the Murcia student residence in Spain (500 single rooms, 12,920 m², delivery 2026/2028).
• TASHImplementation/ SI/ Consulting PartnerArchitect of the Zaragoza student residence in Spain (180 rooms, 5,457 m², construction start January 2024, delivery 2025).
• B2AiImplementation/ SI/ Consulting PartnerArchitect of the B'11 Campus student residence in Brussels (50 studios + 100 rooms, 5,000 m² above ground) on the former Electrolux HQ site.
• Jaspers - Eyers ArchitectsImplementation/ SI/ Consulting PartnerArchitect of the Iris Residence (118 dwellings) in Etterbeek, delivered September 2018.
• IPI / BIV (Institut Professionnel des Agents Immobiliers / Belgisch Instituut voor Vastgoedmakelaars)OthersOfficial Belgian supervisory authority to which Promiris is subject as a registered real estate intermediary agent (N° IPI 515.524), bound by the Royal Decree of 29 June 2018 deontology code.
• hoooxTechnology or IntegrationWebsite platform/agency powering the Promiris corporate website (credit 'Powered by hooox' shown in footer).

Scale indicators7 records

Recent moves10 records

Expansion highlights6 records

Broad incumbents

• Heimstaden: Swedish-listed residential property company owning and operating multi-family housing across Europe. Broad incumbent peer: comparable pan-European residential player but much larger and focused on rental ownership and operations rather than development.
• Bonava: Swedish-listed homebuilder active across Northern Europe and Germany. Broad incumbent peer: comparable European residential developer but at much larger scale, listed status and pure new-build focus rather than urban regeneration.

Regional players

• CUF: Portuguese conglomerate with a real estate development arm active in residential and commercial properties. Regional peer: comparable Portuguese-market residential developer but at much larger conglomerate scale and with a diversified industrial business portfolio.

Direct peers

• AEDAS Homes: Spanish-listed homebuilder delivering new-build residential developments (apartments, townhouses) across Spain. Direct peer to Promiris as a Spanish-market residential developer of comparable scale and apartment product type, though primarily focused on new-build rather than urban regeneration.
• Metrovacesa: Spanish-listed homebuilder with national footprint in new-build residential. Direct peer to Promiris as a Spanish-market residential developer; comparable scale to AEDAS Homes and Neinor Homes with similar apartment product focus.
• Neinor Homes: Spanish-listed homebuilder with national footprint in new-build residential. Direct peer to Promiris as a Spanish residential developer delivering similar apartment product at similar scale; both target urban Spanish markets for primary residence buyers.
• Round Hill Capital: European real estate investment and development manager specializing in purpose-built student accommodation and build-to-rent residential. Direct peer to Promiris as a European student housing developer operating a build-and-sell / institutional off-take model.
• GSA - Global Student Accommodation: Global student housing operator and developer with growing European presence. Direct peer to Promiris as a student housing developer serving European university cities with institutional-grade accommodation.
• Vastint: Pan-European real estate developer (owned by Inter IKEA Group) operating residential, office and mixed-use projects across multiple European countries. Direct peer to Promiris as a multi-country European residential developer with comparable platform model and urban regeneration focus.
• Immobel: Belgian-listed real estate developer with residential, office and mixed-use projects across Belgium and select EU markets. Direct peer to Promiris as a Belgian-headquartered residential developer operating in a similar mid-scale urban project segment, with comparable focus on city-center residential regeneration.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat6 records

Key risks6 records

Key highlights7 records

Customer concentration

• LinkedInlinkedin.com/company/promiris

Compliance3 records

Revenue estimate

Valuation estimate

Number of profiles

Profiles4 records

Subsidiaries2 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 Promiris