Located between the dense city and the vast landscapes on the edge of Amsterdam, the new Sluishuis is shaped by its complex surroundings at once close to large infrastructure and to small-scale urban settlements.

The classical courtyard building is revitalized by two transformations; it fully embraces the idea of living on the water and appears different from every vantage point. Toward the water the block is lifted up, forming a large opening that brings water from the IJ Lake into the courtyard and brings daylight and views to the complex’s inner apartments.

Toward the neighboring urban district the block steps down like a cascade of landscaped terraces, creating a natural transition from cityscape to smallerscale, natural surroundings.

“Having spent my formative years as an architect in Holland at the end of the 20th century, it feels like a homecoming to now get to contribute to the architecture of the city that I have loved and admired for so long. Our Sluishuis is conceived as a city block of downtown Amsterdam floating in the IJ Lake, complete with all aspects of city life. Towards the city, the courtyard building kneels down to invite visitors to climb its roof and enjoy the panoramic view of the new neighborhoods on the IJ. Toward the water, the building rises from the river, opening a gigantic gate for ships to enter and dock in the port/yard. A building inside the port, with a port inside the building.”

- Bjarke Ingels, Founding Partner, BIG

A promenade with public programs winds around the building and continues into the water, forming an archipelago of islands with houseboats, a sailing school, and floating gardens. A public passage climbs the cascading terraces of the building, serving as a small rooftop street that eventually loops onto the very top of the building to create a viewing platform over the IJ Lake. The passage will not only create adestination for visitors and neighbors, but will connect the residential units to each other and create a unique three-dimensional community between the residents of the building.

“The world famous urban environment of Amsterdam was created by the fusion of water and city. The new Sluishuis is born of the same DNA, merging water and perimeter block and expanding the possibilities for urban lifeforms around the IJ.”

- Andreas Klok Pedersen, Partner, BIG

The silhouette of Sluishuis will change as one moves around the building. At one vantage point it appears as the bow of a ship that reflects the water below; at another a vertical green community that invites visitors to engage directly with it; and finally as a true urban block with street access and city liveliness that is to be enjoyed by residents, neighbors, and the rest of Amsterdam.

At the place where urban, rural areas and water meet in Amsterdam IJburg, Sluishuis has been realised: the iconic housing project designed by Bjarke Ingels Group (BIG) and Barcode Architects, and developed and built by VORM, BESIX Real Estate Development and BESIX Nederland.

Modern building block on the water
Sluishuis is a contemporary translation of the typology of the Amsterdam building block that responds specifically to its special location in the water. The volume is elevated on one side to allow the water into the courtyard and stepped down on the other side to make an inviting gesture towards IJburg with friendly green terraces. 

From every angle, you experience the Sluishuis volume differently. Whether you are standing on the dyke, motorway or bridge, walking across the jetties or public route over the roof, or even viewing the building from the air: Sluishuis knows how to surprise you from all sides.

"With iconic architecture and new residential typologies, high-quality outdoor spaces and breathtaking views of the IJmeer, Sluishuis is a new landmark for IJburg and Amsterdam."
- Dirk Peters, Co-founder Barcode Architects

The residential programme consists of 442 apartments. Rental and owner-occupied homes alternate throughout the building and provide space for various target groups, income levels and age categories. All apartments are accessible via the central courtyard. There, the cantilever and the water welcome you to the building. Each home has optimal views and daylight thanks to the special shape of Sluishuis with its double-cut volume.

Sluishuis has a rich diversity of housing typologies, such as compact urban studios and water sports apartments. On the top two floors are duplex penthouses with both a relationship with the courtyard and a view over the IJmeer. Premium flats with luxurious and sunny wooden roof terraces with views over IJburg are located on the stepped part. Extra special are the apartments at the bottom of the cantilever, with stunning views over the IJ and directly on the water. What makes these apartments so unique is that they hang over the water and in the part of the floor that runs along with the sloping façade, there is a large window through which you can see the boats sail right underneath you.

The plinth will accommodate a varied programme including a sailing school, water sports centre and restaurant with a spacious terrace in the sun. Residents and visitors enter through the courtyard. The walkway to the roof of Sluishuis offers visitors and residents a spectacular view of the water and the neighbourhood. 

There is also a jetty promenade with 34 houseboats around the building. The jetty landscape stimulates contact with the water with various mooring places, sitting decks, and floating gardens. The carefully designed landscape also stimulates flora and fauna with local plant species and a bird island. In this way, the plinth and the surrounding landscape form a high-quality addition to the environment.
In its materiality, the building seeks contrast but also a connection with its surroundings. In the material palette, natural materials have been chosen so that the building will have a rich and natural appearance over the years. The abstract, untreated aluminium of the façade reflects the water and gives the volume a different appearance at any time of day. In contrast, the stepped roof terraces and the jetty promenade are made of wood, which gives a tactile appearance.

Sluishuis is one of the most sustainable buildings recently completed. It has an energy performance coefficient (EPC) of 0.00. The building's heating requirements have been minimised by combining excellent insulation techniques, triple glazing and heat recovery from the ventilation systems and showers. The building is heated by a combination of energy-efficient district heating and heat pumps for hot water and cooling. The building's energy consumption for heating, heat pumps, ventilation and LED lighting is fully provided by approximately 2,200 m2 of solar panels. In addition to these technical aspects, a great deal of attention was paid to the greenery and water collection in the development of Sluishuis. At the front, sides and in the courtyard are gardens with local plant species. The greenery runs across the roof terraces upwards in built-in planters. On the roof, this creates a pleasant green atmosphere.

With strong architecture, new housing typologies, high-quality outdoor spaces and a breath-taking view over the IJmeer, Sluishuis forms a welcoming entrance to Amsterdam IJburg.

The ‘Sluishuis’ is the new landmark of Amsterdam – living on and with the water is the motto for the residents of the 442 apartments. The walk-on Jansen VISS Fire roof glazing projects out onto the water at an angle and was all custom-made by metalworker M.C. Kersten.

The highest fire protection requirements are met by the VISS fire roof glazing from the Swiss company Jansen AG, as fire-fighters can only reach the apartments projecting over the water with difficulty in the event of a fire.