With the ZIN project, Befimmo is redesigning the way people work in Brussels: offices, housing, hotels, shops and shared spaces complement each other to bring life to the Northern Quarter. A commitment to diversity, sustainability and urban coherence.
Let's face it, the Northern Quarter of Brussels has never been known for its warmth. Glass towers, empty esplanades, hurried silhouettes... this part of the capital seemed to turn its back on the city. And then came ZIN, a project led by Befimmo, delivered in several phases since 2024, which is attempting to change the situation. Two towers, a footbridge and, above all, an idea: to bring together offices, housing, a hotel, shops and spaces open to the public under one roof.
‘We wanted to break with the logic of single-function buildings,’ explains Jean-Philip Vroninks, CEO of the property company active in offices and mixed-use spaces. ‘A neighbourhood cannot be reduced to office hours. It must be alive from morning to night.’ Today, that's a reality. In the Northern Quarter, the former WTC 1 & 2 towers are being transformed under the name ZIN: 75,000 m² of offices, 15,000 m² of housing, 3,000 m² of shops, a hotel and an urban greenhouse open to the public. In short, a micro-city within the city.
Reconciling stability and flexibility
The world of work has changed. Teleworking, hybrid models, the search for meaning: companies no longer think like they used to, and neither do office spaces. Given this context, Befimmo wants to offer more than just a furnished space: services, modularity, a complete living environment connected to the city. When asked ‘why come to the office?’, the answer for the real estate company can be summed up in two words: intelligent diversity. Its ZIN project, in the heart of the Northern Quarter, is the most visible demonstration of this.
According to the latest survey conducted by Befimmo with market research institute Ivox, two out of three Belgian employees prefer a fixed workstation to a fully flexible space. Stability remains a value, even in this digital age. Seven out of ten believe that their working environment influences their motivation and well-being. In other words, the office remains a point of reference, provided it is well designed. ‘For a long time, we believed that flex offices would take over everything,’ observes Jean-Philip Vroninks. ‘In reality, people need a sense of stability. What they want is flexibility in the organisation, not in their chairs.’
Befimmo therefore seeks to strike a balance between comfort, freedom and quality of use: collaborative spaces, quiet areas, concierge services, shared bicycles, digitalised parking... everything that makes everyday life run smoothly. At the same time, the group integrates design, hospitality and coworking through Silver Square, Sparx and Neps.
The result: the office ceases to be a real estate product and becomes a living environment once again. The barometer confirms that returning to the office is more natural when the premises adapt to people's needs rather than the other way around.
Building without waste
ZIN is also a pilot project in terms of sustainability. Rather than demolishing, Befimmo chose to transform: 95% of the materials were reused or recycled, including 60% of the concrete. This was both a technical and symbolic gesture. ‘We had to prove that we could do big things while remaining responsible,’ emphasises the CEO.
This circular logic permeates the entire project: reuse of structures, Cradle to Cradle certified materials, green roofing, heat pumps, photovoltaic panels, real-time energy monitoring. ZIN is designed as an evolving, low-carbon building capable of adapting to future uses.
In addition to its environmental performance, the project above all gives energy back to the neighbourhood. By reintroducing life, shops and services, Befimmo is transforming a former administrative desert into a lively, busy and well-frequented place.
Brussels, high-potential ground
With its 13 million square metres of office space, Brussels remains one of Europe's most important markets. It is a connected, international capital, rich in talent and institutions. But for Jean-Philip Vroninks, the Region's attractiveness is not solely down to its real estate offering. ‘We have an exceptional setting, but the city must remain competitive. Mobility, cleanliness, security and personal taxation remain sensitive issues that we need to address,’ he acknowledges.
He regrets that Brussels has not taken greater advantage of Brexit, unlike other major cities such as Paris and Amsterdam. According to him, this is due to uncompetitive personal taxation and a complex administrative environment. Yet there is dynamism: private initiatives such as ZIN prove that transformation is possible.
The future, he believes, will require greater dialogue between public and private actors. ‘The initiatives are there, as are the projects. What is needed is a shared long-term vision,’ he argues. A sustainable strategy, beyond electoral cycles, to make Brussels a city where people choose to work, not just live.
A call for consistency
This private initiative, however exemplary it may be, will not be enough on its own. For this momentum to spread, the Region will have to support the effort by simplifying procedures, investing in mobility and providing a clear fiscal framework. This can only be achieved if the Brussels government takes the helm.
For more than 500 days, Beci has been calling on political decision-makers to take action now, because entrepreneurs, citizens and projects like ZIN need it. Thierry Geerts and Lisa Isnard talk about it on Beci's YouTube channel.