Sluisbuurt – A Vertical Neighbourhood on the IJ
Amsterdam, NL
Location: Amsterdam, NL
Design: 2016
Completion: 2025
Site Footprint: 31.8 ha
(where 12.1 ha is to be privately developed and
16.5 ha is public area (green, surface and water),
3.2 ha for the rest (ecozone and dijk infrastructure)
FSI: between 2.8 and 5.2
Density: 94 – 160 dwellings per hectare
Program: maximum 600.000 m2 gross surface area
where 5.500 dwellings,
40.000 (educational) amenities,
15.000 m2 plinth functions like shops,
30.000 m2 other non housing programs.
Client: City of Amsterdam
Design Team: BurtonHamfelt Urban Architecture,
Boom Landscape, City of Amsterdam Planning Department
The City of Amsterdam is developing the Sluisbuurt on Zeeburgereiland — a new high-density, high-rise urban neighbourhood whose distinctive waterfront setting along the IJ River offers the opportunity for a striking residential skyline. As one of the design leads for the urban plan, BurtonHamfelt Urban Architecture has acted as chief architect and now serves as acting Supervisor, guiding the realisation of Amsterdam’s first large-scale mixed-use high-rise masterplan. Conceived as part of the City of Amsterdam’s 2040 Structure Vision, the Sluisbuurt aims to become a sustainable, green district on the water, close to the city centre. The masterplan includes approximately 5,500 dwellings—30% affordable and 70% in the middle and higher market segments—alongside 100,000 m² of mixed-use programming. A flexible spatial framework ensures a coherent urban structure while allowing for diversity, innovation, and adaptability over time.
At the heart of the neighbourhood lies the Hoogstraat, the main urban spine and lively central artery. It accommodates the highest concentration of shops, cafés, and community facilities, and forms the main cycling route through the area. The transparent, double-height plinths create openness at street level, fostering active ground floors and a vibrant public realm.
A series of perpendicular cross streets connect east–west towards the IJ and the city centre, maintaining permeability and long visual corridors. This urban fabric supports a close-knit, socially safe network of public routes, schools, canals, and small parks that promote movement, play, and social exchange.
The overall urban structure blends mid-rise blocks with carefully positioned towers that define the skyline and enhance the experience of vertical living. A composition of 28 towers, ranging from 30 to 143 metres, forms a diverse and dynamic ensemble—an urban ecosystem rising above the water. Generous setbacks and well-designed podiums ensure human scale and daylight access.
Developed under Amsterdam’s “rainproof” principle, the Sluisbuurt integrates climate resilience into every layer of design. Green façades and roofs, a connected network of canals and public spaces, and extensive water storage systems mitigate heat and manage stormwater. Together, these elements foster a healthy, sustainable living environment that exemplifies Amsterdam’s commitment to innovation, ecology, and urban quality of life.
