Restaurant Red

What Restaurant Red does

RED-O is a Dutch real estate development and asset management firm headquartered in Huizen, Netherlands, founded in 2019 by Wynand Verhoef and Robert Hellings. The company operates two core service lines: Real Estate Development, focused on urban transformation of offices, schools, and commercial properties into residential, care, and mixed-use assets; and Asset Management & Investments, covering residential, office, retail, and care property oversight with private fund structuring for investors. Revenue is generated through a combination of development fees, asset management fees, and co-investment equity returns, with pricing conducted on a project-specific, quote-based basis rather than standardised tiers.

The firm positions itself as the "spider in the web," coordinating a curated network of risk-bearing investors, institutional and private end-investors, architects, developers, and property managers to originate, structure, and execute deals. Active or recently launched projects include The ONE (Amsterdam Noord/NDSM, 28,000 m² former Hema HQ), The Den (Rijswijk, 28,000 m² former Shell office for 2,000+ employees), Nieuw Middelland (Woerden, 130+ homes within a 2,400+ home masterplan), Kloppend Hart (Etten-Leur, 23,000 m² shopping centre redevelopment), Liever Lingewijk (Gorinchem, 51 apartments plus 24/7 care buildings), and the completed Reijsendaal-Noord (Rotterdam, 60 homes). Asset management mandates include MMZ Properties (The ONE, The Den) and Unifore Real Estate (Kloppend Hart).

The go-to-market is relationship-driven B2B enterprise sales via founder networks and partnerships, supported by a bilingual website and direct outreach. The organisation is intentionally narrow (1-10 employees, two founders supported by a specialist network), with the operating geography spanning major Dutch cities and a separate co-development pipeline of 1,000+ homes accessible through co-founder Robert Hellings' affiliated company Cedrus Vastgoed Ontwikkeling BV. No funding rounds, external investment, or public financial disclosures are present in the input data.

Name

Restaurant Red

Legal name

RED-O

Website

https://red-o.nl

Company type

Private

Founded year

2019

Operating status

Operating

Headcount range

1–10 employees

Short description

RED-O is a Dutch real estate development and asset management firm that transforms offices, schools, and commercial properties into residential and mixed-use assets. It serves institutional and private investors across the Netherlands by coordinating development, asset management, and investment structuring through a network of capital and contractor partners.

Ownership category

akta.pro rank

Product category

Real Estate Development & Asset Management

NAICS

New Housing For-Sale Builders (236117), Residential Remodelers (236118), Real Estate Property Managers (53131)

SIC

Operative Builders (1531), Real Estate Dealers (For Their Own Account) (6532), General Bldg Contractors - Residential Bldgs (1520)

akta.pro industry

PRIMARYBPAJAMAL

Real Estate Development Asset Management (Project/Construction-to-Stabilization)

Business & Public Services/Real Estate Services (Brokerage, Property Management)/Real Estate Asset & Portfolio Management

SECONDARYBPAIANAI

Urban Renewal, Brownfield Redevelopment & Land Reuse

Business & Public Services/Public Sector & Government Administration/Housing, Urban Planning & Community Development

SECONDARYHSAPAEAB

Architectural Reconfiguration & Structural Alterations

Home & Personal Services/Residential Renovation Services/Whole-Home Renovation & Remodel

Keywords

• Real estate development
• Asset management services
• Urban property transformation
• Residential property investment
• Commercial real estate investing

Headquarters

HQ city

Huizen

HQ country

Netherlands

HQ region

Europe

Offices1 record

Markets served

GTM type

B2B

Offering type

Services

Cost components

Personnel, Operations, Supply Chain, Marketing or Sales, Infrastructure

Revenue model

1. Development Services: RED-O creates and manages real estate development projects for investors, charging development fees and taking co-investment stakes. They handle projects from acquisition through construction and sale/exploitation.
2. Asset Management Fees: RED-O provides asset management services for investors, optimising returns on residential, office, retail, and care properties. Services include property oversight, financial monitoring, sustainability management, and administrative support.
3. Co-Investment Returns: RED-O co-invests in projects alongside their investor network, taking equity positions in developments and generating returns through value appreciation and rental income.

Go-to-market motion1 record

Distribution channels2 records

Marketing channels3 records

Core offering

RED-O develops and manages Dutch real estate investments across residential, office, retail, and care property sectors. The company sources and structures urban transformation projects — converting offices, schools, and commercial buildings into residential and mixed-use developments — for a network of institutional and private investors, and provides ongoing property, asset, and portfolio management after completion.

Product overview

RED-O is a Dutch real estate development and asset management company operating two core service lines: Assetmanagement & Investments and Real Estate Development. The company focuses on urban transformation projects including office-to-residential conversions, shopping centre redevelopments, and new-build residential developments. Their portfolio includes completed projects (Reijsendaal Noord, Rotterdam), ongoing developments (The ONE Amsterdam, The Den Rijswijk, Nieuw-Middelland Woerden, Liever Lingewijk Gorinchem, Kloppend Hart Etten-Leur), and ongoing asset management services for commercial and residential properties.

Differentiator

Problem solved

Functional benefit

Products and services

• Asset Management & Investments End-to-end asset management service for residential, office, retail, and care properties, covering property, asset, and portfolio management plus structuring of private investment funds and closed investment vehicles for institutional and private investors across the Netherlands.
• Real Estate Development Urban transformation service focused on identifying and developing residential and mixed-use opportunities — converting offices, schools, and commercial properties into housing — with early identification of underutilized assets in prime housing locations and structured development framework.
• The ONE - Amsterdam Development and asset management of a 28,000 m² multi-tenant office building in Amsterdam Noord/NDSM, converting the former Hema headquarters into a multi-tenant property for MMZ Properties with amenities including coffee bar, boardroom, and sports facilities.
• The Den - Rijswijk Transformation of a 28,000 m² former Shell headquarters office in Rijswijk into a multi-tenant building accommodating over 2,000 employees, with gym, restaurant, community spaces, and BREEAM Very Good certification target, executed with DITT Architecten as design-and-build partner.
• Reijsendaal Noord - Rotterdam Completed residential development of 60 ground-level homes in the Park16Hoven neighborhood in Rotterdam, designed in collaboration with Bergen Kolpa Architectuur and Pauwert Architectuur with distinctive colour schemes and concealed gutter details.
• Nieuw-Middelland - Woerden Office-to-residential transformation of the former KvK building at Watermolenlaan 1 into over 130 apartments and ground-level homes, executed with Ter Steege Gebiedsontwikkeling and SVP Stedenbouw en Architectuur as part of a larger 2,400+ home area development in Middenland, Woerden.
• Liever Lingewijk - Gorinchem Mixed transformation of the Yuverta College school building in Gorinchem into 51 apartments, a GP practice, pharmacy, and physiotherapist, plus three care buildings for 24/7 care of people with intellectual disabilities.
• Kloppend Hart - Etten-Leur Redesign and redevelopment of a 23,000 m² shopping centre with approximately 75 tenants in Etten-Leur for Unifore Real Estate, reducing retail space and adding apartments across social, mid-range, and private-sector housing alongside a supermarket, fresh food market, A1 stores, and public green space.

Named customers4 records

Segments3 records

Ideal customer profiles3 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Partnerships

Eight partnerships are on record, tiered core, supporting and minor.

• DITT ArchitectencoreStrategic or Co-development Partner · 1 January 2022Architecture firm engaged for The Den project in Rijswijk - transforming former Shell office (28,000 m2) into multi-tenant building. DITT Architecten signed design and build contract for the project targeting 2,000+ employees.
• Ter Steege GebiedsontwikkelingcoreStrategic or Co-development Partner · 1 January 2022Area development partner for Nieuw Middelland project in Woerden. RED-O handles entire development, Ter Steege Gebiedsontwikkeling co-develops, and Ter Steege Bouw handles construction. Project involves transformation of office to 130+ homes.
• Cedrus VastgoedcoreStrategic or Co-development Partner · 1 January 2019Robert Hellings' independent development company with 20+ years of risk-based development experience. Cedrus Vastgoed has a list of completed projects for buyers, rental investors, and care providers. Combined with RED-O creates 'golden duo' - Robert as developer, Wynand as creative dealmaker. Cedrus has 1,000+ homes to develop in coming years; combination between Cedrus and RED-O teams is possible.
• SVP Stedenbouw en ArchitectuursupportingStrategic or Co-development PartnerArchitecture and urban planning firm working on Nieuw Middelland project in Woerden, contributing to plan for apartments and ground-level homes in central campus setting.
• OPL ArchitectensupportingStrategic or Co-development PartnerArchitecture firm collaborating with RED-O on Kloppend Hart shopping centre transformation in Etten-Leur. Developed plan for reduction of retail and addition of supermarket, fresh food market, A1 stores, and apartments.
• Bergen Kolpa ArchitectuursupportingStrategic or Co-development PartnerArchitecture firm for Reijsendaal-Noord project in Rotterdam - designed 60 ground-level homes in Park16Hoven neighbourhood.
• Pauwert ArchitectuursupportingStrategic or Co-development PartnerArchitecture firm for Reijsendaal-Noord project in Rotterdam - contributed to residential block design with distinctive colour schemes and concealed gutter details.
• Stichting Betaalbaar HurenminorStrategic or Co-development PartnerFoundation for affordable housing in the Netherlands. Partnership indicates RED-O's involvement in affordable and mid-segment housing development.

Scale indicators5 records

Recent moves6 records

Expansion highlights6 records

Direct peers

• Synchroon: Dutch urban developer specializing in inner-city and area development. Comparable to RED-O's urban transformation of offices and commercial properties into mixed-use and residential projects.
• VanWonen: Dutch residential developer focused on new-build homes and apartments in the Netherlands. Comparable in product type and Dutch geography to RED-O's residential pipeline.
• Amvest: Dutch developer and investor in residential and care real estate. Directly comparable given RED-O's care housing and multi-family residential focus, though Amvest operates with a longer-term institutional fund structure.
• BPD (Bouwfonds Property Development): Largest Dutch residential area developer. Comparable to RED-O as a Dutch-focused real estate developer creating new homes and mixed-use neighborhoods, though at materially larger scale and with broader geographic reach.
• Bouwinvest: Dutch institutional real estate investment manager. Comparable to RED-O's asset management and investment structuring services for Dutch residential, retail, and care real estate on behalf of investors.

Broad incumbents

• Heijmans: Large Dutch listed construction and development company with significant residential development arm. Overlaps with RED-O in Dutch residential and area development but is a diversified infrastructure and construction incumbent.
• Dura Vermeer: Major Dutch construction and real estate developer active in residential, commercial, and care properties. Comparable customer overlap (institutional investors, municipalities) and similar urban development projects, but at much larger scale.
• Ballast Nedam Development: Dutch construction and area development firm with residential and mixed-use portfolio. Comparable in Dutch residential development and urban transformation activity, though operating as part of a broader construction group.
• CBRE Investment Management Netherlands: Global real estate investment manager with significant Dutch operations. Comparable to RED-O's asset management mandates for institutional investors in Dutch residential and commercial properties.

Emerging players

• Vorm Bouw: Dutch developer active in residential and area development with focus on sustainable and inner-city projects. Comparable to RED-O in urban infill and transformation activity, though operating at somewhat larger scale.

Market position

Strengths4 records

Weaknesses4 records

Competitive moat4 records

Key risks5 records

Key highlights6 records

Customer concentration

• LinkedInlinkedin.com/company/red-o-real-estate

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 Restaurant Red