MOD[us]

The Challenge

The Netherlands faces a growing mismatch between the spaces society needs and the spaces that are available. The country currently has a housing shortage of around 400,000 homes, while student housing alone is short by more than 20,000 rooms and could face a deficit of 26,000 to 63,000 rooms by 2032–2033. Refugee accommodation is under similar pressure, with an estimated shortage of around 15,000 reception places and thousands of status holders still waiting for permanent housing. At the same time, around 194,500 homes were recorded without a registered occupant at the end of 2024, while many offices remain only partly occupied. MOD[us] responds to this paradox by challenging the idea of architecture as something fixed. Instead, it proposes a system that can change function, location and configuration over time, helping space remain aligned with changing social demand while reducing vacancy and unnecessary demolition.

One DNA, Three Identities

At the heart of MOD[us] is the Triplet Concept: one shared structural and technical DNA with three identities. Every module follows the same 7.2 × 3.6 m structural grid, using charred timber columns, IPE beams, prefabricated CLT floors and roofs, and interchangeable 1.2 m timber façade cassettes. Depending on the function, modules can form student housing, refugee housing or Meet[us], a flexible workspace and community environment. Dry mechanical connections, adjustable Jackpad foundations and a standardised BPS service box allow modules to be assembled, disassembled, relocated and transformed while keeping the main structure intact. Flat and pitched roof options add architectural variation without changing the underlying system.

A Self-Reinforcing System

MOD[us] is designed to grow beyond its initial investment through a self-reinforcing financial model. The system begins with nine Meet[us] modules, generating an estimated €10,000 per month through workspaces, events and educational activities. With operational costs of around €3,000 per month, approximately €7,000 remains available for reinvestment. A new MOD[us] module is currently estimated at around €26,000 including construction, transport and assembly. This means the Meet[us] network could finance a new module approximately every 3.6 months - around three to four additional modules per year. Instead of requiring new external funding for every expansion, revenue generated by multifunctional spaces is redirected into student and refugee housing. As the system grows, economic activity therefore translates directly into additional housing capacity and long-term social value.