Three show apartments for Toren Waterkant, and when each opens.
Interior design, procurement and styling for a 58 m² studio, an 84 m² two-bed and a 132 m² penthouse on IJburg. Three ways to do it, and the one we recommend.
Prepared for
Noordwaard Ontwikkeling
Date
10 February 2027
Design fee
Separate from FF&E
Three apartments that sell 96 homes
You asked for three furnished show apartments in Toren Waterkant, ready for the sales launch on Monday 7 June 2027. Buyers will judge the whole tower by them.
The tower tops out in April. Keys to the show floor arrive on 24 May, which leaves two weeks for install. Your pre-sales target is 60 percent of units before the second financing tranche.
The constraint is not design time. It is furniture lead time, and it decides what 7 June can hold. If any of this is wrong, tell us before reading on.
Three options, one recommendation
Each option is buildable. They differ in what you give up. We recommend the third: the studio and two-bed types carry 81 of the 96 sales, and penthouse buyers book private viewings anyway. Protect the date where the volume is.
Hold 7 June
All three apartments from quick-ship ranges with four to six week lead times. The date holds. The penthouse looks like a catalogue page, and buyers at that price notice.
Move to September
Full bespoke joinery and upholstery in all three, launch on Thursday 2 September. The rooms are right. You lose twelve weeks of pre-sales against the financing tranche.
Phase it, recommended
Studio and two-bed from quick-ship plus modular joinery for 7 June. The penthouse is bespoke and opens on 2 September as a second release, by appointment.
The three apartments
One material palette across the tower: pale oak, reed-green wool, rust linen and grey terrazzo. Each apartment answers a different buyer.
The studio, 58 m²
For the first-time buyer and the pied-à-terre. A modular oak wall holds bed, storage and desk, so the room reads as a living room first. Quick-ship furniture throughout.
The two-bed, 84 m²
For young families moving out of the canal belt. A dining table for six, a second bedroom that works as a study, and acoustic panels so the open kitchen stays quiet.
The penthouse, 132 m²
For the downsizer selling a house in Het Gooi. Bespoke curved sofa, a terrazzo kitchen island and a lighting scheme tuned for evening viewings over the IJmeer.
How we would run it
Marit Kaan leads design. Sander Brouwer runs procurement and site. Ten people in the studio since 2014, and both founders attend every review with your sales team.
Brief with your sales team
One workshop with the agents who will run viewings. They know which questions buyers ask in each unit type.
Concept in VR, three weeks
Photoreal 3D of all three apartments. Your team walks them in a headset before anything is ordered.
Specify on a live tracker
Every item, price, supplier and lead time on a shared FF&E tracker you can open at any time.
Order early, in two waves
Quick-ship orders for the studio and two-bed on 12 April. Penthouse bespoke orders on 3 May.
Install, style, photograph
Two install windows, styling over two days each, and sales photography the same week.
From developers we have furnished for
Fee, for the phased option
In euros, excluding BTW. The design fee comes from day rates: senior designer €980, designer €720. The FF&E goods budget is separate: €224,600 for all three apartments plus a 10 percent contingency of €22,460, paid by you to suppliers at our trade price.
Design fee
All three apartments, brief to specification.
Design fee
All three apartments, brief to specification.
Site measure, brief and sales-team workshop
Concept, 3D visuals and VR walkthrough
Three apartments, two rounds of revision.
Developed design, joinery and lighting plans
Modular joinery for two units, bespoke for the penthouse.
Specification and live FF&E tracker
Procurement and installation
From first order to sales photography.
Procurement and installation
From first order to sales photography.
Procurement management, 12% of FF&E goods
On the €224,600 estimate, adjusted to actual spend.
Delivery coordination and two install windows
Styling and sales photography
Two days per window, images licensed for sales use.
Storage at a Zeeburg consolidation warehouse
Insured, up to 16 weeks.
Programme
Start Monday 1 March. Two waves of orders, because lead times decide the dates: quick-ship four to six weeks, bespoke upholstery fourteen. Assumes your sign-off within three working days at each review.
Assumptions and terms
The parts that decide whether the fee and the dates hold.
What happens to the furniture after sales close
When the last show apartment is sold, or on 30 June 2028 at the latest, we offer the furniture to the buyers of those apartments at 55 percent of trade cost. Anything they decline goes to a circular dealer we work with, and the proceeds come back to you less a 6 percent handling fee.
Storage before install
Goods arriving before keys on 24 May go to an insured consolidation warehouse in Zeeburg and travel to IJburg in two consolidated loads. We need the goods lift booked for both install windows and a loading slot before 10:00.
Damage during viewings
We check the apartments monthly during the sales period and send you a short condition report. Repairs and replacements are charged at cost against a €4,500 allowance held in the FF&E contingency. Transit damage is claimed from the supplier, not from you.
Orders and deposits
You approve every order on the tracker before we place it. Bespoke pieces take a 50 percent deposit that cannot be refunded once production starts, so a change after 3 May to the penthouse sofa costs the deposit.
What the fee does not include
FF&E goods, art, plants, electrical work beyond plug-in lighting, and any change to the base-build finishes. Kitchens and bathrooms are as delivered by the contractor.
Next step
This proposal holds until Friday 19 February 2027. Sign below and we book the site measure for the first week of March. If you prefer another option, tell us which, and we will reissue the fee within two working days.
Prepared by
Marit Kaan Founding Partner, Kaan Brouwer Interieur
Jollemanhof 18 1019 GW Amsterdam marit@kaanbrouwer.nl
For approval by
Joost Verhagen Commercial Director, Noordwaard Ontwikkeling
We can walk the site with you on Thursday 18 February if you would rather talk first.
Appoint Kaan Brouwer Interieur, phased option
By signing, you appoint us for the phased option at €104,372 excluding BTW: €55,395 design fee and €48,977 procurement and installation. The FF&E goods budget of €224,600 is approved order by order. Work starts on Monday 1 March 2027, for a sales launch on 7 June and the penthouse release on 2 September.