Sluishuis Residential Building, Innovation by BIG and Barcode Architects
- Mark Lafond, RA
- Sep 18
- 5 min read
Sustainable Change Models of Innovation
The Sluishuis Residential Building, designed collaboratively by Bjarke Ingels Group (BIG) and Barcode Architects, is one of the most striking new developments in Amsterdam. Rising above the waters of the IJ Lake, this residential complex serves not only as an innovative housing project but also as a landmark that redefines the relationship between architecture, water, and urban living. Its combination of bold geometry, integrated sustainability strategies, and smart building features makes it an exemplar of contemporary European design.
Architectural Vision
The form of Sluishuis is characterized by a dramatic geometric gesture: a large sculptural volume with a hollow center that frames views of the water and city. One corner of the building tilts downward to meet the water directly, creating a unique transition between architecture and landscape. The opposite corner rises skyward, giving the building a dynamic, leaning silhouette visible from afar. This cantilevered massing creates both intimacy and grandeur—intimacy for the residents who overlook the water courtyard, and grandeur in its presence across Amsterdam’s eastern docklands.
The hollow interior courtyard connects residents visually and physically to the water. Rather than a closed residential block, the architects envisioned a porous, interactive building that enhances the urban waterfront. Residents and visitors alike can walk around the perimeter, dock boats at its marina, and use public spaces integrated into the complex.
Program and Layout
Sluishuis contains 442 apartments, with a mix designed to serve different income levels, lifestyles, and demographics. About half the units are privately owned, while the other half are designated for rental housing, including affordable units. This blend ensures a socially diverse community.
The residential program is supplemented with public amenities and services: a marina for 34 houseboats, green roof terraces, floating gardens, and a publicly accessible walkway that climbs over the roof of the building, offering panoramic views of Amsterdam. The roofscape, which doubles as a promenade, transforms the project into a civic space as much as a residential one.
Features and Innovations
Several design strategies distinguish Sluishuis from conventional housing projects.
Integration with Water: By bringing one corner down to the lake, Sluishuis becomes part of the aquatic landscape rather than simply facing it. The stepped design allows for terraces and balconies that maximize outdoor space and daylight.
Public Access: Unlike typical residential projects, Sluishuis integrates the public realm. The stepped roofscape functions as a vertical park where residents and visitors can walk up and experience the building as part of the city.
Green Roofs and Gardens: The sloping roofs are designed as green terraces, helping regulate heat, absorb rainwater, and provide natural habitat for birds and insects.
Floating Landscapes: Around the building, floating gardens extend the ecological footprint of the project, encouraging biodiversity and connecting the development to its waterfront setting.
Technologies and Smart Building Features
Sluishuis incorporates advanced technologies that reflect Amsterdam’s goals of sustainable development and energy neutrality.
Energy Efficiency: The building is designed to be energy-neutral, producing as much energy as it consumes annually. This is achieved through a combination of insulation, efficient heating systems, and renewable generation.
Solar Power: A large solar panel array of approximately 2,200 m² is integrated into the building and floating structures nearby. These panels supply energy for the common areas and residential units.
District Heating Integration: The building connects to Amsterdam’s district heating network, providing low-carbon heating solutions and reducing reliance on fossil fuels.
Smart Systems for Residents: Apartments are equipped with digital energy management systems that allow residents to monitor and adjust their energy use. Sensors optimize heating, lighting, and ventilation based on occupancy and external conditions.
Water Management: Being situated on the lake, water management was a central consideration. Rainwater collection and filtration systems help reduce strain on city infrastructure. Floating gardens also function as part of the water ecology, filtering pollutants and supporting aquatic species.
Mobility and Accessibility: The design encourages sustainable mobility. The development integrates bicycle parking, electric vehicle charging, and boat docking facilities. These options align with Amsterdam’s broader smart city mobility initiatives.
Construction and Structural Approach
Constructing Sluishuis posed unique challenges due to its sloping massing and waterfront location. The building’s structure consists of reinforced concrete cores and a hybrid system of steel and concrete decks that enable the dramatic cantilever. Piling was extensive, with foundations anchored deep into the lakebed to secure the massive loads.
The step-like geometry required precision in design and construction. Modular elements were prefabricated where possible to streamline the building process. This prefabrication helped reduce construction waste and improved energy efficiency.
Sustainability and Environmental Performance
Sluishuis is designed as a benchmark for sustainable urban living. Its environmental performance is achieved through several measures:
Energy Neutrality: By producing energy via solar panels and optimizing consumption through smart systems, Sluishuis achieves energy balance.
Reduced Emissions: The integration of district heating and efficient systems reduces CO₂ emissions significantly compared to conventional residential blocks.
Circular Materials: The construction employed sustainable timber, recycled concrete, and materials selected for low embodied carbon.
Climate Adaptability: The floating gardens and water-based integration make the development resilient to rising water levels and climate fluctuations.
Social and Urban Impact
Sluishuis represents more than a housing project; it is an urban experiment in creating a community on water. The integration of affordable and market-rate units ensures social inclusivity. Public access to the rooftop and waterfront transforms private real estate into shared city infrastructure.
The building also serves as a model for how Amsterdam can densify responsibly while embracing its identity as a water city. By connecting living, recreation, and ecology, it becomes an urban prototype adaptable to other waterfront contexts worldwide.
Cost and Financing
The total construction cost of Sluishuis is estimated at approximately €100 million. Financing was secured through a partnership between VORM and BESIX Real Estate Development, with support from the City of Amsterdam for infrastructure integration.
While this cost is high compared to traditional residential projects, the development’s energy-neutral design, public amenities, and long-term environmental benefits justify the investment. By reducing operational energy costs and offering sustainable living options, Sluishuis positions itself as a model for future housing.
Construction Costs and Specifications
Total Project Cost: ~€100 million (approx. $105 million USD)
Total Area: 46,800 m²
Residential Units: 442 apartments
Affordable Units: 50% of total
Height: 10 stories (varied massing due to stepped geometry)
Solar Panels: ~2,200 m² integrated capacity
Heating: Connected to Amsterdam District Heating Network
Marina Capacity: 34 houseboats
Green Roof Area: ~4,000 m²
Floating Gardens: Multiple modular units surrounding the complex
Public Access: Rooftop promenade and waterfront pathways
Parking: Bicycle parking facilities, EV charging stations, boat docking
Conclusion
The Sluishuis Residential Building stands as one of the most innovative residential complexes in Europe today. Its striking architectural form, combined with environmental integration, smart building systems, and social inclusivity, showcases the future of sustainable waterfront living. BIG and Barcode Architects have delivered not only a residential project but also a civic landmark that blurs the boundary between private housing and public city life.
By marrying aesthetics with ecological intelligence, Sluishuis embodies the principles of smart, resilient, and inclusive urbanism. As global cities confront rising populations and climate challenges, projects like Sluishuis provide a framework for how to build sustainably while enhancing the quality of life for diverse communities.
References
BIG + Barcode Architects. “Sluishuis Project Overview.” BIG Official Project Page, 2023.
BESIX Real Estate Development. “Sluishuis Amsterdam Factsheet.” BESIX Group Publications, 2022.
ArchDaily. “Sluishuis / BIG + Barcode Architects.” ArchDaily, 2022.
City of Amsterdam. “Sustainability Strategy for IJburg Developments.” Amsterdam Planning Department Report, 2021.
VORM Real Estate. “Sluishuis Project Financing and Development.” VORM Publications, 2022.
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