Anatole Franceplaats 444
Ommoord, Rotterdam
AreaA fifth-floor flat in green Ommoord
Ommoord is one of those Rotterdam neighbourhoods where the greenery does the talking. Wide avenues, mature trees and the Ommoordse Veld and Lage Bergse Bos close by give the area a calm, almost suburban feel, even though it is very strongly urban by Dutch standards. This apartment on the Anatole Franceplaats sits right in that setting, on the fifth floor with a free view. The asking price of €325,000 is 26% below the average asking price of €436,341 for homes in the neighbourhood, which puts it on the low side compared with the local market. For context, the average price per m² in Ommoord is €3,866, and this flat comes in at €3,869 per m². If you are looking at [apartments in Rotterdam], this one is priced noticeably under the neighbourhood norm.
A practical 1970s layout
The flat dates from 1971 and is offered with an energy label B. According to the agent it has three rooms, two bedrooms and one bathroom, all on a single floor. The living area is listed at 84 m² by the agent, while the BAG registration records 83 m². There is a balcony, and the home is on the fifth floor. The leasehold has been paid off until 30 August 2099, so there is no ground rent to worry about for the foreseeable future. The home has double glazing and secondary glazing, and heating comes from block heating. The monthly homeowners' association contribution is €210. The setting is described as being in a residential area with a free view.
Life in Ommoord
Residents give [the Ommoord neighbourhood] an average score of 8.04, based on nine reviews. One resident describes it as a quiet, green neighbourhood with a pleasant living environment for young and old, praising the space, the wide avenues and the nearby nature areas. Another says it feels safe in the evening and that public transport is fantastically organised, with the train taking you to the centre of Rotterdam in no time. A third resident, who has lived there since 1971, notes that it has always been quiet and green, though they mention some decline in recent years with more crime and litter. The neighbourhood is home to around 26,000 people, and a third of them are 65 or older. The housing stock is mostly from the 1970s, which fits this flat perfectly.
Daily life and getting around
For groceries you have the Jumbo just around the corner, with the Albert Heijn a couple of streets away. The Dirk and the PLUS are a ten-minute walk. For primary education, IKC Nova is just around the corner, and the Minister Marga Klompéschool is a ten-minute walk. The GP practice at Gezondheidscentrum Ommoord is a couple of streets away, and the BENU Apotheek Hesseplaats is nearby too. Bus lines 1 and 35 stop at Selma Lagerlöfweg on your doorstep, and metro line B is at Hesseplaats just around the corner. Rotterdam Alexander station is a ten-minute walk away. The IJsselland Ziekenhuis is further out in Capelle aan den IJssel. All of this sits within [the municipality of Rotterdam].
WOZ value and address data
The WOZ value for this flat was set at €271,000 on 1 January 2025. The asking price of €325,000 sits 20% above that value. Between 2020 and 2025 the WOZ value rose by 51%, from €180,000 to €271,000. As for the address-level risk data, these are area-level indications rather than an inspection of this specific home. The road traffic noise level is 49 dB Lden, which is above the noise standard, while rail and aircraft noise stay below their standards. The foundation risk indication is low, though the soil is peat, which is sensitive to settlement. Pluvial flooding at heavy rain is indicated as elevated, the current flood risk is medium, and heat stress is currently medium, rising to elevated by 2050.
About the listing
At the time of writing the home is offered via Woongoed Makelaars, and it also appears on Funda, so it is listed through multiple channels.
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The WOZ value is set annually by the municipality with 1 January as its reference date, and therefore lags the market by about a year. It is an estimated market value, not a sale price.
Frequently asked questions
About Anatole Franceplaats 444, Rotterdam
How does the asking price compare with the WOZ value?
The asking price is €325,000, while the WOZ value was set at €271,000 on 1 January 2025. That puts the asking price 20% above the WOZ value. The WOZ value is the municipal valuation for tax purposes, not the current market value, so the difference is a fact about the valuation, not a judgement on the price.
How has the WOZ value developed over the past five years?
Between 2020 and 2025 the WOZ value rose by 51%, from €180,000 to €271,000. The value went from €180,000 in 2020 to €201,000 in 2021, then jumped to €255,000 in 2022, stayed around €257,000 in 2023, dipped to €242,000 in 2024, and reached €271,000 in 2025.
What is the layout of this apartment?
According to the agent, the flat has three rooms, two bedrooms and one bathroom, all on a single floor. The living area is listed at 84 m² by the agent, while the BAG registration records 83 m². There is a balcony, and the home is on the fifth floor with a free view. The volume is 258 m³.
What is the leasehold situation?
The home is on leasehold land, but the leasehold has been paid off until 30 August 2099. That means the ground rent is settled for the duration of the lease, so there is no ongoing ground rent obligation for the buyer within that period.
What does the homeowners' association charge?
The monthly homeowners' association contribution is €210. This covers the shared costs of the building, such as maintenance and insurance.
What is the energy label and what does it mean for costs?
The home has energy label B. This is an efficient label, so the energy costs for heating and electricity are likely to be relatively moderate compared with less efficient homes. The home has double glazing and secondary glazing, and heating comes from block heating.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public risk data. The soil is peat, which is sensitive to settlement, but the risk level is indicated as low. This is an area-level indication based on public data, not an inspection of this specific home.
What are the noise levels around this address?
The road traffic noise level is 49 dB Lden, which is above the noise standard. Rail noise is 29 dB Lden and aircraft noise is 35 dB Lden, both below their respective standards. These are area-level indications from public data, not measurements taken at this specific home.
What is the flood and climate risk for this area?
The current flood risk is indicated as medium, dropping to low by 2050. Pluvial flooding at heavy rain is indicated as elevated. Heat stress is currently medium, rising to elevated by 2050. These are area-level indications from the Klimaateffectatlas, not an assessment of this specific property.
What supermarkets are nearby?
The Jumbo is just around the corner at 356 metres, and the Albert Heijn is a couple of streets away at 440 metres. The Dirk at 777 metres and the PLUS at 994 metres are both within a ten-minute walk. The Lidl is at 1,161 metres.
What public transport options are available?
Bus lines 1 and 35 stop at Selma Lagerlöfweg on your doorstep at 240 metres, and also at Brantingweg at 403 metres. Metro line B stops at Hesseplaats just around the corner at 376 metres. Rotterdam Alexander train station is at 1,471 metres, about a ten-minute walk.
What is the neighbourhood like according to residents?
Residents give Ommoord an average score of 8.04, based on nine reviews. They describe it as quiet and green, with good amenities and a pleasant living environment. One resident mentions the sense of peace and safety, while another notes some decline in recent years with more crime and litter. The neighbourhood is home to around 26,000 people.
