Xylino: A New Benchmark for Modular Timber Construction

Modular timber construction offers a promising pathway, yet few examples exist at a scale that demonstrates true repeatability.  Xylino brings that vision into practice. Located in Almere, the Netherlands, this five-storey residential complex shows how an industrialised timber system can accelerate building delivery while significantly reducing environmental impact. The project takes its name from the Greek word for wood and represents the first large-scale modular housing development in the Netherlands built entirely from Laminated Veneer Lumber (LVL). 

Completed in early 2026 by property developer De Alliantie Ontwikkeling B.V., part of housing corporation De Alliantie, together with constructor Koopmans Bouwgroep, the building provides 103 homes, including mid-market rental units, social housing apartments, and ground-level residences, supported by a semi-underground parking structure and a shared car-free courtyard. 

Industrialised construction with prefabricated wooden modules 

The building is assembled from 436 prefabricated wooden modules manufactured by geWOONhout. Each module is delivered to the construction site with integrated technical systems. Built entirely from LVL, the structural system consists of four corner columns and integrated floor and roof elements. The interlocking assembly creates a strong and precise structure without the need for a concrete core. 

Installation on site follows a sprint-based approach rather than a traditional linear schedule. Construction teams place eight to twelve modules per day, which corresponds to three to four complete apartments. A full residential block can be assembled in approximately four weeks. 

Digital design plays a key role in making the system scalable. By using a design platform, every component has a digital twin containing dimensions, specifications and end-of-life instructions. Each module includes a QR code linking to this data, supporting precise fabrication today and reuse or recycling in the future. The approach creates consistency in manufacturing while still allowing flexibility in layout and housing typologies. 

Kerto LVL: lightweight strength, precision and efficiency 

While cross-laminated timber (CLT) is common in timber construction, geWOONhout selected Kerto LVL as the main structural material to their concept. Kerto LVL products are manufactured by gluing together 3 mm thick veneers either all in the same direction or with 20 % laid crosswise, depending on the intended use of the product. Kerto LVL offers a high strength-to-weight ratio through, making it up to 50 percent more material-efficient than alternative mass timber products with similar performance. The high stiffness and dimensional precision of LVL ensure consistency in modular fabrication, where millimetre accuracy determines installation speed and overall quality. 

Different Kerto LVL products were selected for different applications in the structure. Kerto LVL S-beams measuring 5.2 meters serve as floor and roof beams, while shorter beams of 2.9 meters are used as studs and rim boards. The floor surfaces are constructed from 5.05 meter Kerto LVL Q-panels, and the load-bearing stability walls with a length of 3.3 meters are built from reglued 100-mm Kerto LVL Q-panels. CNC machining ensures tolerances within 0.5 millimetres, provides pre-cut service openings, and minimizes material waste.  

Kerto LVL is listed in Category 1 of the Dutch National Environmental Database (Nationale Milieudatabase, NMD). This verified environmental data supports transparent lifecycle assessments and simplifies compliance with Dutch regulations for sustainable building materials. 

Built for circularity, comfort and long-term performance 

Performance requirements for acoustic comfort and fire safety were key considerations. The entire load-bearing structure is wrapped with fire protection materials to meet regulatory standards for multi-storey housing. To achieve acoustic performance, additional mass was added to floors using olivine aggregate, a mineral that also captures CO₂. Acoustic decouplers between modules prevent sound transmission, and the full system has been tested to confirm compliance with residential performance thresholds. In addition, the construction is protected to R120, providing 120 minutes of resistance to structural failure, as required for new buildings exceeding 13 metres in height.  

Environmental considerations extend throughout the lifecycle. Lighter foundations reduced transportation emissions, smaller on-site cranes and PEFC-certified wood sourcing contribute to a significantly lower carbon footprint compared to conventional building methods. Modules are designed for disassembly, reuse and material recovery, supported by the integrated digital system. 

Operations on site are carried out with solar power, and the completed buildings include solar panels, high-performance insulation and rainwater harvesting. Low-carbon concrete is used only where necessary, such as in the semi-underground parking facility. 

A replicable model for future cities 

Industrialised timber construction is advancing rapidly in the Netherlands and Belgium, and Metsä Wood has significantly expanded material supply and technical support in the region to meet this demand. With its combination of speed, circularity, comfort and performance, Xylino demonstrates that modular LVL construction can deliver affordable, high-quality housing at scale. As Bas Broeke, Project Manager from Koopmans Bouwgroep, reflects: “This system is ready to be repeated. The way it works here means we can apply it in many more places.”

Aafke Van der Werf, Director of geWOONhout, emphasises the project's design ambitions: "The best thing about Xylino is that you can't tell from the outside that it was built using industrialised methods. To me, that proves that architectural freedom and modular construction can go hand in hand."

Xylino represents more than a single project. It shows a path toward cleaner, faster and more resilient urban development.