Europe’s housing sector continues to face increasing pressure from rising demand, labour shortages and stricter environmental targets. Conventional construction methods are finding it difficult to meet these challenges while maintaining affordability and delivery speed. As a result, industrialised timber building systems are gaining greater attention across the construction industry.
A major milestone has now been achieved in the Netherlands with the completion of Xylino, a five-storey residential development in Almere. The project is regarded as the country’s first large-scale modular housing scheme constructed entirely from Laminated Veneer Lumber (LVL). Designed to demonstrate repeatable and scalable timber construction, the development combines manufacturing efficiency with environmental performance.
The residential complex was completed in early 2026 by De Alliantie Ontwikkeling B.V., part of housing corporation De Alliantie, in collaboration with Koopmans Bouwgroep. The development delivers 103 homes comprising social housing apartments, mid-market rental properties and ground-floor residences. A semi-underground parking facility and a shared car-free courtyard complete the community-focused design.
Prefabricated Modules Accelerate Construction
A total of 436 prefabricated timber modules were manufactured by geWOONhout before being transported to the construction site. Every module arrived with integrated technical systems already installed. This reduced site work and shortened the overall construction programme.
The structural framework was created entirely from LVL. Four corner columns support each module alongside integrated floor and roof components. Once assembled, the modules interlock to create a highly stable structure. No concrete core was required.
Construction followed a sprint-based installation process rather than a traditional sequential programme. Between eight and twelve modules were installed each day. This equated to approximately three or four complete apartments daily. As a result, an entire residential block could be assembled within four weeks.
This approach offers greater predictability. It also improves construction efficiency while reducing disruption on site.
Digital Technology Supports Repeatability
Digital design formed a key element of the project strategy. Every building component was assigned a digital twin containing specifications, dimensions and end-of-life information.
Each module carries a QR code linked directly to this digital data. Future maintenance, reuse and recycling can therefore be managed more efficiently. Manufacturing consistency is also improved without limiting design flexibility.
Different apartment layouts and housing types can still be produced using the same industrial platform. This balance between standardisation and architectural freedom supports wider adoption of modular building systems.
Kerto LVL Selected for Structural Performance
Although cross-laminated timber is widely used across mass timber construction, geWOONhout selected Kerto LVL for its modular system.
Kerto LVL is manufactured by bonding together 3 mm timber veneers. Depending on the application, the veneers are either aligned in the same direction or partly arranged crosswise. This manufacturing process delivers high strength while keeping weight low.
The material provides an excellent strength-to-weight ratio. It can also achieve comparable structural performance using up to 50 per cent less material than alternative mass timber products.
Several Kerto LVL products were used throughout the building. Floor and roof beams measure 5.2 metres. Studs and rim boards are 2.9 metres long. Floor panels extend to 5.05 metres, while the load-bearing stability walls utilise reglued 100 mm Kerto LVL Q-panels measuring 3.3 metres.
Precision manufacturing played a significant role. CNC machining achieved tolerances within 0.5 millimetres. Service openings were pre-cut. Material waste was also minimised during production.
The material has been listed within Category 1 of the Dutch National Environmental Database. Verified environmental data is therefore available to support lifecycle assessments and regulatory compliance.
Circular Design and Long-Term Performance
The project was developed with long-term sustainability in mind. Circular construction principles have been integrated throughout the building lifecycle.
Modules have been designed for future disassembly. Components can be reused or recycled when required. The digital information stored within each module supports these future recovery processes.
Fire protection measures were incorporated across the complete load-bearing structure. The system was designed to achieve R120 fire resistance, providing 120 minutes of structural protection in line with Dutch regulations for residential buildings exceeding 13 metres in height.
Acoustic performance also received considerable attention. Additional floor mass was created using olivine aggregate, a mineral capable of capturing carbon dioxide. Acoustic decouplers were installed between modules. Residential sound performance requirements were successfully met through comprehensive testing.
Environmental benefits extend beyond the structure itself. Lighter foundations reduced transport-related emissions. Smaller cranes were used during installation. PEFC-certified timber contributed to lower embodied carbon.
Solar-powered site operations were adopted during construction. Once completed, the development incorporated photovoltaic panels, high-performance insulation and rainwater harvesting systems. Low-carbon concrete was used only where structural requirements made it necessary, including the semi-underground parking area.
A Repeatable Model for Future Urban Development
Demand for industrialised timber construction continues to increase across the Netherlands and Belgium. Material suppliers are expanding manufacturing capacity and technical support to serve this growing market.
Xylino demonstrates that modular LVL systems can deliver affordable housing without compromising architectural quality, environmental performance or resident comfort. The project illustrates how digital manufacturing, precision-engineered timber products and circular design principles can work together to accelerate residential delivery.
According to Bas Broeke, Project Manager at Koopmans Bouwgroep, the construction system has proven its ability to be replicated across future developments.
Aafke Van der Werf, Director of geWOONhout, noted that the finished buildings do not reveal their industrialised construction methods externally. In her view, this confirms that modular construction and architectural freedom can successfully coexist.
By combining speed, sustainability and scalability, Xylino offers an important example of how modern timber construction can help address Europe’s evolving housing requirements.
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