Ambition & Vision

The area is transforming into a new and vital Rotterdam city district, where it is attractive to live, work, learn and recreate with the Kuip as a connecting landmark. Together with the landowners and incumbent entrepreneurs, efforts are being made to add new functions, with the arrival of the data campus providing the area with an enormous boost.    


Urban planning vision forms strong future foundation

"Once upon a time, the Kuip was built outside the city, in the meadows along the Meuse River. Over the years, the surroundings of the Kuip changed greatly. Infrastructure such as the railroad yard, the dike, and a lot of asphalt dominated the immediate area. The ambience of the Stadium became more and more that of cluttered and fragmented activity.

Despite the atmosphere of parking lots, fences and concrete after the Kop van Zuid plan and the realization of Laan op Zuid, however, the magnetic field of the city and this part of South has changed greatly. The added promise of Riek Bakker's plans, and the serious ambition of a new city bridge, are accelerating the Stadiongebied! Rotterdam-Zuid as a larger area is proving to be a Phoenix, the district is undergoing an extraordinary socio-economic redevelopment.

It is clear that it is possible to achieve the necessary modernization and expansion of the Kuip in a relatively short period of time.

The Stadium would not only offer soccer and our club new allure, but could also become the landmark for a new Rotterdam neighborhood, vital and diverse.

Laan op Zuid (Stadionweg) is the backbone for this new neighborhood. The new city bridge, Olympiawweg and Breeweg/ Coen Moulijnweg are connected to this. The Stadion Triangle can be directly connected to the Hillesluis district with a new Station Zuid and a pedestrian viaduct.

The area around the Stadium appears to be an obvious urban fabric for a new city district. With the Stadium as the connecting link for all Rotterdammers, this new district should not become a dormitory town but a diverse district with living and working, with education, facilities and culture.

In a street pattern similar to the one previously created at Laan op Zuid, 10,000 homes could be built here. Also, 300,000 m2 of activity and the new work could be built here.

This new district can benefit from an excellent connection to public transportation: Station Zuid at the location of the current Feyenoord Station, the streetcar over Stadionweg, Putselaan and the Nieuwe Stadsbrug can stop there.

The seawall in the center of the area could become a bicycle highway to the city center with a connection perpendicular across the railroad tracks to Hillesluis and across the Maas to Kralingen. Like the plans for Rijnhaven and Maashaven, this area has the ideal asset of high-quality public transport, the prerequisite for densification of the city.

Car access to the area has always been outstanding, but development should be based on sustainability and public transportation. Cars and parking should no longer dominate the area but be integrated wisely.

The new City Bridge brings Kralingen close. The University could establish a data campus in the renovated DMK stadium. Students settle on the South Bank

The soccer stadium is also the metaphor for a healthy city with greenery, and outdoor space for meeting and relaxation. The stadium will have a new front facing the Laan op Zuid/Stadionweg and the river. This Stadion boulevard will create a green square space that lets the Kuip shine at its best. You can see the renewed stadium across the long and end sides.

Unlike the sullen context in the current situation, there will be a metamorphosis to a cozy ambiance, both at soccer moments and on weekdays. On this Stadium Boulevard and around the Stadium a green space will be created that is connected to the dike and the river. The wonderful soccer afternoon or evening begins right here. Supporters, individually or with friends, families find a Rotterdam welcome here with stalls, French fries, sausage, beer and scarves. The soccer of the future is friendly and clean on the streets. No longer kicked off and threatening.

The proposed Stadium Boulevard literally intertwines the Kuip with Laan op Zuid/Stadionweg and the river. The Modern Kuip gives the area a heart with allure. The Kuip connects Rotterdammers and symbolizes strength, comradeship and compassion.

A key premise of DMK approach is to build the future with the strong elements that are there. For area development in general, making mega-projects or working with infrastructural and financial dependencies are precarious. Therefore, the DMK team values a pragmatic line of thinking without financial- or programmatic real estate escalation. Adjustments to train tracks, tramline or to the primary water barrier are avoided. Flexibility, phasing and independence of the subprojects make a credible perspective.

The thought exercise provides a strong and surprising foundation for the future. It is not a forced idea but the smart awakening of the location."

Adriaan Geuze, West 8,
9 April 2020

Vital Rotterdam city district with new functions for South

  • The area is transforming into a new and vital Rotterdam city district where it is attractive to live, work, learn and recreate with the Kuip as a connecting landmark.  
  • Work with landowners and incumbents to add new functions
  • The arrival of the data campus provides the area   with a huge boost
  • Instead, in our plan we seek urban densification around the station with connections across the railroad. Along the water this creates more space for high-quality living.    

Realization ambitions municipality with living on the Meuse

  • DMK fulfills municipal ambitions for the area such as 1) Improving mobility for slow and car traffic 2) Connecting the surrounding neighborhoods 3) Transformation of public space 4) A new sustainable impulse for South and 5) Creating new development potential
  • For ambition 6) icon on the Maas, efforts are being made to directly connect icon De Kuip with the river. In addition, the arrival of an iconic third city bridge is anticipated and there is development potential for a cultural landmark on the waterfront.
  • De Kuip will remain in use   as a soccer stadium for Feyenoord. Fully modernized, it will soon be a connecting landmark for the area. This also fulfills the ambition 7) new destination for the Kuip.
  • DMK's initiative with largely Rotterdam-based and reputable parties is unique. The cooperation with landowners, incumbents and other initiators strengthens this Rotterdam approach. This also expressly fulfills ambition 8) Successful cooperation


Tight 1 Feyenoord structure for success

  • The current structure of the Feyenoord family is complex and partly impedes success for Feyenoord. In DMK's view, therefore, a significant change in ownership, structure and management is required.
  • Part of the vision, therefore, is a tight and decisive 1 Feyenoord structure that includes both Feyenoord, De Kuip and an investment vehicle from which to invest in both the club and stadium.

Urban infill

Qualitative comparison

The Modern Kuip offers similar urban infill and social benefits with less complexity and dependencies.

Large-scale urban development JAJA
Choice of stadium location Current locationMaaslocatie Complex
Cost and need to acquire/relocate businesses for stadium LimitedHIGH
Costs and risks building in water land reclamation NEEHIGH
Complexity of mobility task StandardHIGH
Housing Opportunities MaximumMinimum: Stadium at finest location
Addition of new features Data Campus, Bank Connection/BridgeLimited
Dependencies in area development LimitedSubstantial
Risicoprofiel AcceptabelHIGH

Advantages Modern Tub

  • Stadium on current site
  • Large-scale urban development without major dependencies.
  • Fulfilling desired housing task (4,000 homes in area)
  • Addition education and innovation around Data and IT
  • Attractive public space

More money for legs

Quantitative comparison

The Modern Kuip offers a similar program and associated revenue at half the cost. This gives Feyenoord a sustainable financial advantage for a competitive player budget.

Construction costs ~ &euros; 195 million ~ &euros; 400 million
Land cost Not required &euros; 60 million + land reclamation
Foundation costs ~ &euros; 250 million ~ &euros; 510 million
Feyenoord user facility JAnnb
Repurposed Kuip n/a > € 64.5 million
Operating form Feyenoord RentPerformance fee
Contribution player budget Feyenoord average first 10 years (excl. European premiums, transfers) &euros; 32 - 56 million &euros; 17.5 - 28 million
Competitive player budget JANEE
Perfect Storm at occupancy * units: 36
units: 58
visitors: 46,505

* Perfect Storm is the scenario where the stadium can no longer meet its obligations


  • 63.000 seats
  • Of which 10% business
  • 80 units
  • 110,000m2 volume


  • Start 1st phase ASAP.
  • Construction time: 2.5 years