Dividing a home or building into two or more independent living units. Increased property value, additional rental income or space for family. We handle the splitting plan, construction drawing and permit. From €1,495, ready in 4 weeks.
Property splitting means dividing an existing building into two or more fully self-contained residential units, each with its own entrance, own services and structural separation. At Tekenpunt we handle the splitting plan, the construction drawing and the building permit from €1,495, ready in 4 weeks (express 1-2 weeks).
Property splitting divides an existing building into two or more fully independent residential units. Each unit has its own entrance, its own installations and complies with building regulations. These are the elements we draw and assess.
The separating floor or partition wall between units must meet at least 52 dB airborne sound insulation, 56 dB impact sound and 30 minutes fire resistance (WBDBO).
Each residential unit must have its own independent entrance. For an upper-floor apartment this is via a separate external door and staircase or landing stair, shown in the drawing.
Electricity, gas and water must be branched off separately per unit. Each unit receives its own meter cupboard, its own boiler or heating appliance and its own ventilation.
Floor finishing, floating screed or acoustic ceilings are common measures. We indicate what is required; the structural engineer calculates this if needed.
Each independent dwelling must have sufficient daylight (daylight admission per habitable room) and its own mechanical or natural ventilation in accordance with the Bbl.
An independent dwelling requires at least its own kitchen, toilet and bathroom. Municipalities generally apply a minimum usable floor area of 24 m² or more per unit.
Four questions, about 30 seconds. No obligation.
Property splitting almost always requires a building permit. We assess your property, municipality and zoning plan and give you a concrete estimate. From €1,495. Request a no-obligation quote.
Indicative calculator. Tekenpunt handles the design and the permit; the renovation costs are a rough estimate for your own planning purposes.
* The renovation costs are a very rough indication based on approximately €25,000 per residential unit to be created (partition, kitchen, bathroom, installations). Actual costs depend strongly on the structural condition and desired finish. Request a quote for the exact drawing costs.
From a classic ground-floor and upper-floor split to three apartments or a combined splitting-plus-extension. We advise on what is feasible and financially worthwhile.
The most common type of property splitting: the building is divided horizontally. Separate entrances at ground level, private staircase to the upper unit.
A three-way property split, ideal for three-storey buildings. Requires a more detailed splitting plan and often a more extensive permit procedure.
Combination of property splitting with a roof extension or extension. Extra units and more space per unit. A more complex process, maximum result.
Property splitting gives you self-contained units you can rent out or sell. Here is how that compares to other forms of multiple occupancy.
Property splitting policy varies considerably by municipality. Some municipalities encourage splitting to increase housing supply; others impose restrictive requirements. A few common situations.
Example project · two independent units · building permit · Rotterdam-Noord
Challenge: The owner of a Rotterdam townhouse wanted to convert the property into two self-contained residential units. The zoning plan permitted this, but the municipality of Rotterdam requires a housing extraction permit for property splitting. In addition, the existing floor did not meet the statutory acoustic requirements.
Our approach: We produced a complete property splitting plan with cross-sections, facade elevations and floor plans of both units. We handled the application for the building permit and the withdrawal permit from the municipality of Rotterdam. The design included measures for acoustic separation (floating screed floor, acoustic ceiling).
Result: Two independent residential units of 68 m² and 72 m² respectively, each with its own entrance, kitchen, bathroom and utility meter. Permits were granted after 9 weeks. The total increase in value of the property was 22% compared to the original situation.
Property splitting involves more complexity than most renovations. Three key points you should not miss.
If you want to sell the units separately, you will need a deed of division after the renovation, drawn up by a notary and registered with the Land Registry. We can supply the required drawings for this.
SOURCE · KADASTER / BW 5:106The statutory decision period for a building permit is formally 8 weeks, but for a subdivision permit or a deviation from the zoning plan this can extend to 3-6 months. Bear this in mind when planning your project.
ADVICE · Allow 3-6 months lead timeSplit properties are attractive to investors and can be financed with a buy-to-let mortgage. The renovation costs can sometimes be recovered through rental income. Consult a financial adviser about feasibility.
ADVICE · Rental mortgage possibleAlmost always. Property splitting almost always requires a building permit to deviate from the zoning plan or environmental plan, and often also a municipal withdrawal permit or splitting permit. The new units must comply with the requirements for sound insulation, fire separation, daylight, and independent facilities. We check what applies in your municipality.
A property splitting plan including construction drawing for splitting a property into two independent units costs from €1,495 (excl. VAT). For three apartments we charge from €1,995, and for splitting combined with extension or adding a storey from €2,495. The exact price depends on the complexity, the building and the number of units.
Each self-contained residential unit must comply with the requirements of the Environment and Buildings Decree: minimum floor area (generally at least 24 m² usable area), private sanitary facilities and kitchen, sufficient daylight, sound insulation between units (minimum 52 dB airborne sound and 56 dB impact sound in accordance with NEN 5077), fire separation (minimum 30 min WBDBO for multi-storey buildings), and independent ventilation per unit.
This varies by municipality. Some municipalities have an active property splitting policy and impose additional requirements (minimum floor areas, parking balance, application for a withdrawal permit). Other municipalities cooperate if the zoning plan allows it. For listed buildings or protected townscapes, additional requirements apply. We know the regulations across the Netherlands and can give you a concrete assessment.
We deliver the construction drawing and splitting plan within 4 weeks (express 1-2 weeks). The municipal permit procedure takes a minimum of 8 weeks; for a splitting permit or objection period this can extend to 3-6 months, depending on the municipality and complexity. We guide the application from start to finish.
Yes. We draw property splitting plans for homes and buildings across the Netherlands. The drawings are done remotely from our office in Amsterdam; we submit the permit application to the relevant municipality. We are active in more than 80 municipalities.
A fixed-price quote within 1 working day. Free check of what applies in your municipality. No obligation.