A bright apartment on the edge of the park
This apartment on the sixth floor of a 1992 portiekflat sits right on the edge of a park, with open views and a free position. The home is in Prinsenland, a neighbourhood in the Prins Alexander district of Rotterdam, where residents give their surroundings an average score of 8.04. With a price of €398,500, the asking price is 28% below the average asking price of €550,543 for homes in the neighbourhood, which the precomputed verdict calls keen. For comparison, apartments in Rotterdam are listed at an average of €4,995 per m².
A compact, energy-efficient home
The apartment has two rooms, one bedroom and one bathroom, all on a single floor. The living area is 77 m² according to both the BAG registration and the agent's listing, with a volume of 230 m³. The home is located on the sixth floor and comes with insulation in the roof and walls, plus double glazing, and is heated by a central heating boiler. The energy label is A, which is an efficient label. The monthly homeowners' association fee is €22,100, which is stated in the listing.
Life in Prinsenland
Prinsenland is a neighbourhood where residents appreciate the mix of cultures and the easy access to nature. One resident says: "I have been living in Prinsenland for a number of years now, in an apartment with my family, and I experience the neighbourhood as a pleasant and lively environment." Another resident notes: "The neighbourhood generally feels safe. During the day you often see people walking or children playing in the parks." A third resident mentions that "children often come to play ding-dong ditch", which they find both fun and not fun. These reviews are based on three responses, giving an average score of 8.04. The neighbourhood has around 10,400 residents, with a mix of ages and household types. For more on the area, see the Prinsenland neighbourhood.
Daily life and getting around
Groceries are a couple of streets away, with an Albert Heijn and a Jumbo. For primary education, the Rudolf Steiner School Rotterdam is just around the corner, and the Jan Antonie Bijloo school is a five-minute walk. The nearest GP is Huisartsenpraktijk Schenkel, a ten-minute walk, and the pharmacy, Apotheek Prinsenland, is a couple of streets away. Bus line 4 stops at Jinnahsingel, a five-minute walk, and the nearest train station is Rotterdam Alexander, about 2.1 km away. The area is part of the municipality of Rotterdam, which offers a wide range of facilities.
WOZ value and address data
The WOZ value of this home is €373,000, based on the reference date of 1 January 2025. The asking price is 7% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 46%, from €256,000 to €373,000. As for the address, the noise level from road traffic is 53 dB Lden, which is above the noise standard, while rail and air traffic noise are below the standard. The foundation risk indication is low, though the soil is peat, which is sensitive to settling. The climate risk indications show elevated pluvial flooding at heavy rain, a medium current flood risk, and low flood risk by 2050. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including HMJ Makelaardij.
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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 Beelstraat 80, Rotterdam
How does the asking price compare to the WOZ value?
The asking price of €398,500 is 7% above the WOZ value of €373,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price is also 28% below the average asking price in the neighbourhood, which is €550,543, according to the precomputed comparison.
What is the layout of this apartment?
The apartment has two rooms, one bedroom and one bathroom, all on a single floor. The living area is 77 m², and the volume is 230 m³. It is located on the sixth floor of a portiekflat built in 1992. The home has insulation in the roof and walls, double glazing, and a central heating boiler.
What is the energy label and what does it mean for costs?
The energy label is A, which is an efficient label. This means the home is likely to have relatively low energy costs compared to less efficient labels. The listing also mentions roof and wall insulation and double glazing, which contribute to the home's energy performance. No specific cost figures are given in the listing.
What is the homeowners' association fee?
The monthly homeowners' association fee is €22,100, as stated in the listing. This fee is paid to the association that manages the shared parts of the building. The listing does not specify what is included in this fee, such as maintenance or insurance.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to area-level data. The soil type is peat, which is sensitive to settling. This is an indication at the area level, not an inspection of this specific home. The climate risk data also shows elevated pluvial flooding at heavy rain and a medium current flood risk.
What amenities are near this apartment?
The nearest supermarket is Albert Heijn at 731 metres, and a Jumbo is at 878 metres. The Rudolf Steiner School Rotterdam is 271 metres away, and the Jan Antonie Bijloo primary school is 458 metres. The nearest GP is Huisartsenpraktijk Schenkel at 827 metres, and the pharmacy, Apotheek Prinsenland, is 706 metres away.
How is the public transport in this area?
Bus line 4 stops at Jinnahsingel, which is 401 metres away, and also at Atatürkstraat and Govert Terlouwstraat. The nearest train station is Rotterdam Alexander, at 2.1 km. The listing does not specify destinations or travel times for these services.
What do residents say about living in Prinsenland?
Residents give the neighbourhood an average score of 8.04, based on three reviews. One resident says: "I have been living in Prinsenland for a number of years now, in an apartment with my family, and I experience the neighbourhood as a pleasant and lively environment." Another notes the diversity and the proximity of the Kralingse Bos. A third mentions that children sometimes play ding-dong ditch.
How has the WOZ value developed over the past five years?
The WOZ value has risen by 46% between 2020 and 2025, from €256,000 to €373,000. This is based on the municipal valuation on the reference date of 1 January each year. The current WOZ value, set on 1 January 2025, is €373,000.
Is the apartment located near a park?
Yes, the listing states that the apartment is situated on the edge of a park, with open views and a free position. This is part of the agent's description of the setting. The exact park is not named in the listing.
