Flanders Subdivision Permit Monitor (Verkavelingsvergunningen)

Turn the official Flemish Omgevingsloket into a clean, structured feed of verkavelingsvergunningen (subdivision permits) — the permits that split land into building plots. Every record carries the project number, permit type, current status, submission and decision dates, the competent authority, applicant companies with their KBO numbers, and the parcel location. No manual searching in the Omgevingsloket, no copying from PDFs, no per-municipality workarounds — one dataset for the whole Flemish Region, ready for a spreadsheet, a CRM, or an AI agent.

This Actor reads the official MercatorNet public download service (Departement Omgeving / GDI-Vlaanderen, layer lu:omv_vk_v2), the machine-readable open-data twin of the Omgevingsloket. It does not scrape the citizen portal, and it never touches personal data: the source already anonymises natural persons, so only company applicants (with KBO number) appear.

When should an AI agent use this?

• "Which new subdivision permits were applied for in Flanders in the last 30 days?"
• "Give me every approved verkavelingsvergunning in the municipality of Gent."
• "Which companies applied for a subdivision permit in Vlaams-Brabant this year?" (company search + KBO)
• "Monitor all subdivision permits Flanders-wide and alert me when a status changes."
• "How long does a subdivision permit take from application to decision in Antwerpen?"
• "Find the exact parcel boundaries (polygon) of subdivision project 2026024236."
• "Track new building-plot developments near this address for lead generation."

What is a verkavelingsvergunning?

In Flanders you need an omgevingsvergunning voor het verkavelen van gronden (a subdivision permit) to split a piece of land into multiple building plots before selling them. It is a public decision handled by the municipality, the province or the Flemish Department of Environment (Departement Omgeving), and it is registered in the Omgevingsloket. Each record tells you who wants to subdivide which parcels, when they applied, and what the current status is.

Because it signals land that is about to be developed into building plots, this dataset is a leading indicator for real-estate development, construction and lead generation. As of 2026-09-24 the public file contains 36,625 subdivision dossiers: 23,668 approved (Vergunning), 3,456 refused (Weigering), 1,074 under review (In behandeling), 8,041 discontinued (Stopgezet) and 66 with no decision yet.

Quick start

Paste one of these into the input and run — start small (10 records ≈ $0.20) to explore.

1. New subdivision activity in the last 30 days (lead feed):

{ "mode": "full_snapshot", "laatsteNDagen": 30, "geometryMode": "none", "maxResults": 50 }

2. Only approved permits in a municipality, newest first:

{ "gemeente": "Gent", "statuses": ["Vergunning"], "geometryMode": "centroid", "maxResults": 100 }

3. B2B leads: which companies applied for a subdivision permit (searchable):

{ "alleenRechtspersonen": true, "aanvragerBevat": "PROJECT", "laatsteNDagen": 180, "geometryMode": "full", "maxResults": 50 }

4. Monitor for changes on a schedule (delivers only new/changed permits versus the previous run):

{ "mode": "changes_only", "laatsteNDagen": 365, "maxResults": 2000 }

What this Actor does

• Queries the official Omgevingsloket - Verkavelingen - V2 open-data layer (WFS 2.0.0, GeoJSON) for the entire Flemish Region.
• Returns one structured record per subdivision permit — both new subdivisions and amendments — with derived fields that do the arithmetic for you: isGoedgekeurd, isGeweigerd, isBeslist, isLopend, doorlooptijdDagen (application-to-decision time) and dagenSindsIndiening.
• Filters server-side by status, by competent authority (municipality or province), by applicant (company name) and by submission date (absolute range or a relative "last N days").
• Extracts applicant companies out of the free-text applicant field, including the KBO enterprise number; alleenRechtspersonen keeps only B2B dossiers.
• Returns the newest subdivisions first (descending source id), so a size-limited run scans the most relevant, most recent dossiers.
• Offers geometryMode (none / centroid / full) so you control payload size, from a small flat dataset to full WGS84 parcel polygons with a centre point.
• Offers a change-detection mode (changes_only) that compares against the previous run through a persistent key-value store, so scheduled runs deliver only new or changed permits.
• Never crashes on source drift: missing fields, missing geometry and unexpected values are handled gracefully.

Input

Field	Type	Description
mode	select	full_snapshot (default) delivers all matching permits; changes_only delivers only new/changed permits versus the previous run. Change detection only compares the permits this run actually fetches (see FAQ).
statuses	multi-select	Filter on dossier status. Empty = all. Values: Geen beslissing genomen, In behandeling (in eerste aanleg), In behandeling (na beroep), Stopgezet, Vergunning, Weigering.
gemeente	string	Substring filter on the competent authority, e.g. Gent. Covers mainly locally-handled dossiers. Cannot be combined with provincie.
provincie	select	Filter on provincially-handled dossiers (Provincie Antwerpen, Limburg, Oost-Vlaanderen, Vlaams-Brabant, West-Vlaanderen). Note: this does not include locally-handled permits within that province.
aanvragerBevat	string	Substring filter on the applicant field, e.g. a company name (PROJECT, GEOTEC) — for market/competitor research.
alleenRechtspersonen	checkbox	Keep only dossiers with at least one company applicant (with KBO number) — the B2B lead-generation mode.
laatsteNDagen	number	Only permits submitted within the last N days (1–3650), counted from the run date. Relative alternative to datumIndieningVanaf.
datumIndieningVanaf	date	Only permits submitted on or after this date (YYYY-MM-DD). Cannot be combined with laatsteNDagen.
datumIndieningTot	date	Only permits submitted on or before this date (YYYY-MM-DD). Combine with datumIndieningVanaf for a period.
geometryMode	select	none (no geometry, smallest output), centroid (centre point only), full (default: full WGS84 parcel polygon + centre point).
maxResults	number	1–20,000, default 100. Caps how many permits this run delivers (and therefore the cost). Start with 10–50.
includeSamenvatting	checkbox	Add one extra summary item per run with counts per status and per competent authority.

About the gemeente / provincie filters

The open-data layer exposes the competent authority (vvo_huidige_toestand), not a geographic province field. A permit handled by "Stad Gent" shows Gent; a permit handled at provincial level shows Provincie Antwerpen; large or complex files may show Departement Omgeving. Use gemeente for the municipality name, or provincie for provincially-handled files — they are mutually exclusive because each dossier has exactly one competent authority.

Output

One JSON record per subdivision permit, in Dutch (the market's language and the source's own terminology):

{
  "bronId": 12112,
  "projectnummer": "2018011592",
  "voorwerpUuid": "H0nCtBT3Sl-mBrBUXVzCgw",
  "projectUrl": "https://omgevingsloket.omgeving.vlaanderen.be?project=2018011592",
  "typeVerkaveling": "bijstelling_verkaveling",
  "projectTypeCode": "OMV2017_VK_BIJSTELLING",
  "omschrijving": "Bijstelling van een bestaande verkaveling",
  "handelingOmschrijving": "Bijstelling van een verkaveling",
  "status": "Vergunning",
  "datumIndiening": "2018-01-31",
  "datumBeslissing": "2018-05-17",
  "fase": "Eerste Aanleg",
  "bevoegdeOverheid": "Gent",
  "aanvragers": [{ "naam": "RECON BOUW", "kboNummer": "0423331853" }],
  "aanvragerRuw": "RECON BOUW (0423331853); Natuurlijk perso(o)n(en)",
  "heeftRechtspersoonAanvrager": true,
  "isGoedgekeurd": true,
  "isGeweigerd": false,
  "isBeslist": true,
  "isLopend": false,
  "doorlooptijdDagen": 106,
  "dagenSindsIndiening": 3143,
  "geometrie": { "type": "MultiPolygon", "coordinates": [[[[3.69, 51.09]]]] },
  "centroidLat": 51.091385,
  "centroidLon": 3.701829,
  "bron": "omgevingsloket-mercatornet-wfs",
  "opgehaaldOp": "2026-09-24T18:21:33.699Z",
  "changeType": "snapshot"
}

• datumBeslissing is the date of the current status (datum_huidige_toestand); for approved/refused dossiers that is the decision date.
• doorlooptijdDagen is only set for decided dossiers (isBeslist); for pending/discontinued dossiers use dagenSindsIndiening.
• changeType is snapshot in full_snapshot mode; in changes_only mode it is nieuw, statuswijziging (the dossier status changed) or gewijzigd (e.g. a new status date with the same status).

Use cases

• Land & development intelligence — follow subdivision activity per region to find future building plots before they are advertised.
• Lead generation for architects, surveyors and contractors — companies appear with their KBO number at the moment a subdivision is applied for or approved; filter with alleenRechtspersonen.
• Real-estate and notary due diligence — confirm the permit status and parcel boundaries of a specific subdivision project.
• Municipal / regional benchmarking — compare subdivision volumes, approval ratios and application-to-decision throughput (doorlooptijdDagen) across authorities.
• Compliance and monitoring pipelines — feed a database or map that must reflect new Flemish subdivision permits.

Pricing

This Actor uses Apify's Pay-Per-Event (PPE) pricing model.

• Actor Start: $0.00005 (Apify default)
• verkaveling-result: $0.02 per delivered subdivision permit (snapshot mode)
• verkavelingswijziging: $0.05 per newly detected or changed permit (change-detection mode)

A default run (maxResults: 100) therefore costs about $2; start with maxResults: 10 (~$0.20) to explore. Use the filters to control spend.

Legal

• Source: official open data from the Flemish Government (Departement Omgeving), served through the MercatorNet Public Download Service (lu:omv_vk_v2).
• Licence: free open-data licence of the Flemish Government ("Gratis open data licentie Vlaanderen") — reuse, including commercial reuse, is permitted.
• Personal data: the source does not publish natural persons; only legal entities (with their public KBO number) appear as applicants. No personal data is collected, processed or republished by this Actor.
• Independence: this Actor is not affiliated with or endorsed by the Flemish Government. Data is provided "as is"; always verify against the official Omgevingsloket before making legal or financial decisions.

FAQ

Q: Does this include subdivision permits per municipality, or only provincial ones? A: Both. Most files are handled locally (the municipality appears as competent authority); larger files are handled at provincial level. The provincie filter intentionally selects only the provincially-handled files — use gemeente for a specific municipality.

Q: Why is there no province field for every record? A: The official open-data layer does not include a geographic province attribute; it exposes the competent authority instead. A reliable province field would require a spatial join against province boundaries, which this Actor does not claim to do.

Q: How fresh is the data? A: The layer is continuously updated ("Continu geactualiseerd") by Departement Omgeving. Each record carries opgehaaldOp for the exact fetch time.

Q: What does changes_only do on the first run? A: There is no previous snapshot yet, so everything matches as nieuw. From the second run on, only genuinely new or changed permits are delivered.

Q: Which permits does changes_only actually compare? A: Only the permits this run fetches, which is maxResults records after applying your filters — newest first. A status change on a permit outside that window is not detected until it re-enters the window. For a dependable monitor, use maxResults large enough (or a laatsteNDagen window plus a large maxResults) to cover the dossiers you care about each run.

Q: What is the difference between geometryMode centroid and full? A: centroid returns only the parcel centre point (a small lat/lon), while full also returns the complete WGS84 parcel polygon. Both require fetching the geometry from the source; none skips it entirely for the smallest, fastest output.

Related Actors

• NL Vergunningen & Bekendmakingen Leadfeed — the Dutch counterpart for Dutch permit leads, useful if you build permits/leads pipelines for both NL and Flanders.
• Flanders Water Extraction Ban Monitor (Captatieverbod) — another Flemish open-data monitor from the same publisher, for water- and drought-related risk in Flanders.

Zoekwoorden: verkavelingsvergunning, verkavelingen Vlaanderen, omgevingsloket, Omgevingsloket Vlaanderen, bouwgrond Vlaanderen, verkavelingsaanvraag, MercatorNet, Departement Omgeving, nieuwe verkaveling, bijstelling verkaveling, vastgoedontwikkeling Vlaanderen, bouwgrond monitoring, bedrijven aanvrager KBO.

Keywords

verkavelingsvergunning, omgevingsvergunning, omgevingsloket, flanders, vlaanderen, belgium, subdivision permit, land development, building plots, permit monitor, open data, geojson, parcel polygon, kbo, lead generation

Changelog

0.1.0

• Initial release: full Flemish subdivision-permit feed with status/authority/applicant/date filters, company (KBO) search, derived status and throughput fields, configurable geometry, and cross-run change detection.