The 10:1 Model
Ten net-zero homes sustained by one hectare of permanent native woodland
Carbon + Biodiversity + Water from 1 hectare of native woodland sustains 10 homes.
NWC develops homes on dedicated residential sites. Separately, we acquire land for the Woodland Bank — permanent native woodland held by the NeighbourWood Stewardship Trust. Every home sold is permanently linked to the Woodland Bank through a binding stewardship covenant, access rights, and community programming.
The woodland generates the carbon, biodiversity, and water value that makes the homes economically viable, and future homes more affordable. This isn't a trade-off between housing and nature. It's an integration that makes both more valuable.
Separate Sites. Permanent Connection.
🏡 Business Unit 1: Home Development
Dedicated residential sites
NWC acquires residential sites and builds net-zero modular homes certified to the highest standard. 100% of the residential site is used for homes — no land "lost" to woodland, yet sites are designed to integrate the natural environment.
- Standard residential planning
- Higher density achievable
- BER A1 / Passivhaus specification
- Modular timber frame construction
🌳 Business Unit 2: Woodland Bank
Separate woodland parcels (10-20 km)
The NeighbourWood Stewardship Trust acquires agricultural land and establishes permanent native woodland. A single 20-hectare Woodland Bank can support up to 200 homes across multiple developments.
- Private capital funds establishment
- Large, contiguous, ecologically optimal
- 99-year credit license to NWC
- Irrevocable asset lock
Permanently Linked
Every home sale includes a permanent legal covenant linking the property to the Woodland Bank. Homeowners pay the Woodland Stewardship Fee and receive:
- Dedicated access to permanent native woodland held in perpetuity
- An allocated woodland section creating personal connection to restoration
- Seasonal programming — guided walks, wildlife surveys, community planting days
- Documented carbon sequestration and biodiversity outcomes linked to your home
- Stewardship Dividend potential as environmental revenue matures
This is the 10:1 ratio — the cap that ensures ecological integrity.
Transparent. Net-Positive. Permanent.
| Fee | Annual | Recipient | Purpose |
|---|---|---|---|
| Estate Management (EMF) | €850 | OMC | Roads, lighting, common areas |
| Woodland Stewardship (WSF) | €850 | NST | Woodland management, access, programming |
| Energy Infrastructure (EIF) | €520 | NST | Solar, GSHP, battery, water treatment maintenance |
| Total | €2,220 |
Your home saves €3,220–5,010/year in energy and water treatment benefits. After €2,220 in fees, you come out ahead.
How the Woodland Funds Affordability
The 10:1 Model is designed so that each development makes the next one more affordable. Here's how.
As each Woodland Bank matures, it generates verified environmental credits — carbon sequestration (NRS-C), biodiversity uplift (NRS-B), and water quality improvements (NRS-W). NWC holds a 99-year license to these credits. Revenue from credit sales is allocated through a transparent waterfall:
- Woodland stewardship costs — ensuring the Woodland Bank is professionally managed in perpetuity
- NST license fee — 10% of net credit proceeds to the NeighbourWood Stewardship Trust
- Home Affordability Fund — a dedicated allocation that directly subsidises the price of future homes
- Reinvestment — remaining revenue funds new Woodland Bank establishment and platform development
The woodland grows in ecological and financial value every year. That compounding value is the mechanism that makes each successive development more affordable — not through government subsidy, but through the model itself generating affordability. Our target: 20%+ affordable homes from Year 3 onwards.
Why Separate Housing and Woodland?
| Factor | On-Site Woodland | 10:1 Model |
|---|---|---|
| Land efficiency | 55% of site unavailable for homes | 80%+ of residential site for homes |
| Planning | Mixed-use residential + forestry | Standard residential planning |
| Woodland quality | Small, fragmented plots | Large, contiguous, ecologically optimal |
| Scalability | Each site needs suitable woodland | Source sites independently |
| Export potential | Hard to replicate specific conditions | Partners source sites independently |
Four Revenue Engines
Competitors build houses. We build infrastructure.
Engine 1: Development
Net-zero homes sold at or below market rate. ~20–25% margins at scale. Clear demand in Ireland's undersupplied market.
Engine 2: Stewardship
€2,220/home/year, CPI-linked, collected forever. Every home sold adds to a growing perpetual revenue base.
Engine 3: Environmental Credits
NRS Credits — carbon, biodiversity, water — generated by the Woodland Bank. Revenue grows as woodlands mature.
Engine 4: Licensing
14-module N-OS licensed internationally at 90%+ margins. €1.1T addressable market.
Proof, Not Promises
Our 5-home micro-pilot tests six explicit proof points before we scale.
- Legal Structure: Stewardship covenant survives conveyancing and mortgages
- Construction: BER A1 net-zero modular homes at target costs
- Market Acceptance: Buyers pay premium + fees with non-adjacent Woodland Bank
- Woodland Bank: NST acquires land, establishes permanent native woodland with private capital
- Impact Verification: Third-party verified CO₂ and biodiversity outcomes
- Bankability: Development finance secured and repaid
Each proof point has a clear pass/fail gate. If something doesn't work, we learn at 5-unit scale, not 30.
Join the Woodland
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We're building Ireland's first net-zero woodland community in the Dublin commuter belt. Register to receive updates, priority access, and an invitation to visit.