In the face of increasing demand for affordable housing across Europe, the construction industry is grappling with prolonged project timelines, labour shortages, and tightening carbon emission regulations. Traditional building methods are struggling to meet these challenges. Modular timber construction, however, has emerged as a promising solution, offering speed, scalability, and a significant reduction in environmental impact. The Xylino project, located in Almere, the Netherlands, showcases how modular timber systems can meet housing needs efficiently and sustainably.
Completed in early 2026, Xylino is a five-storey residential complex, developed by De Alliantie Ontwikkeling B.V., part of the housing corporation De Alliantie, in collaboration with contractor Koopmans Bouwgroep. It consists of 103 homes, ranging from mid-market rental units to social housing apartments and ground-level residences, all built using Laminated Veneer Lumber (LVL). This project marks a significant milestone as the first large-scale modular timber housing development in the Netherlands, demonstrating how the building industry can transition to greener, faster methods.
Innovative Modular Timber Construction at Scale
One of the standout features of Xylino is its prefabricated modular construction system. The building is composed of 436 prefabricated wooden modules, which were produced by geWOONhout. These modules are delivered with pre-installed technical systems, which include electrical wiring, plumbing, and insulation. The structure’s core is made entirely of LVL, a material selected for its strength, precision, and lightweight qualities, making it ideal for modular construction.
Instead of following the traditional linear construction approach, the installation of Xylino followed a sprint-based methodology. Construction teams installed between eight and twelve modules per day, enabling the completion of a full residential block in just four weeks. This method not only accelerates project timelines but also reduces on-site labour requirements, a key consideration given the ongoing labour shortages in the construction sector.
Digital Integration for Precision and Scalability
Xylino leverages advanced digital design technologies to ensure precision and scalability. Each module features a digital twin, which includes detailed specifications, dimensions, and end-of-life instructions. This allows for more accurate fabrication, easier material sourcing, and simplified recycling when the building reaches the end of its lifecycle. Additionally, every module is tagged with a QR code, linking it to its digital twin, which further supports precise and efficient construction.
The project’s use of Kerto LVL, manufactured by Metsä Wood, is another key innovation. LVL offers a high strength-to-weight ratio and is up to 50% more material-efficient than other mass timber products like cross-laminated timber (CLT). The product’s dimensional accuracy is essential for modular construction, where millimetre precision is crucial for the speed and quality of installation. In Xylino, Kerto LVL was used in several key components, such as floor and roof beams, load-bearing walls, and floor panels. The integration of CNC machining further ensures accuracy, reducing material waste.
A Sustainable Approach to Building
Sustainability was a key focus throughout the construction of Xylino. The environmental footprint of the building is minimized through several innovative design and construction methods. For example, the modules are designed for disassembly and reuse, which supports a circular economy model. The use of PEFC-certified wood ensures that the timber is sustainably sourced, contributing to the project’s low carbon footprint.
To further reduce environmental impact, Xylino incorporates solar panels, high-performance insulation, and rainwater harvesting systems. Low-carbon concrete was used sparingly, only where absolutely necessary, such as in the semi-underground parking structure. This combination of renewable energy, efficient insulation, and material optimisation results in a building that not only reduces emissions during construction but also operates sustainably throughout its lifecycle.
Meeting Performance Standards and Future Scalability
As with all modern housing developments, acoustic comfort and fire safety were key considerations for Xylino. To meet regulatory standards, the building’s load-bearing structure is wrapped with fire protection materials, ensuring a fire-resistance rating of R120. Acoustic decouplers were incorporated between modules to prevent sound transmission, and additional mass was added to the floors using olivine aggregate, a mineral that absorbs CO₂. These efforts ensure that the building not only meets but exceeds performance requirements for multi-storey housing.
The project’s success demonstrates that modular LVL construction can deliver high-quality, affordable housing at scale, providing a model for future developments. Bas Broeke, project manager at Koopmans Bouwgroep, stated that the system used in Xylino is fully replicable, allowing for expansion in the future. Aafke Van der Werf, director of geWOONhout, also highlighted the architectural flexibility of the modular construction method, noting that the building’s aesthetic appeal proves that industrialised methods do not compromise design freedom.
The Future of Modular Timber Construction in Europe
The Xylino project marks a turning point in the Dutch construction industry, setting a new benchmark for sustainable, affordable housing. With growing demand for cost-effective and environmentally responsible housing solutions across Europe, Xylino proves that modular timber construction can meet these needs while offering a faster, more efficient building process.
As the Netherlands and other European countries look towards building more sustainable cities, Xylino offers a blueprint for future developments. The combination of speed, circularity, and high performance makes Xylino a model for future cities, one that can be replicated in other regions with similar housing challenges.
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