A classic portiek flat in Kralingen West
This 1938 portiek apartment sits on a quiet road in a residential part of Kralingen West, a neighbourhood where residents give their surroundings an 8.91 out of 10. The asking price is €395,000. For context, the average asking price for homes in this area is €433,280, and the median is €375,000. If you are looking at apartments in Rotterdam, this one offers a solid entry point.
The home itself
The apartment is on the first floor of a portiek building, with four rooms including two bedrooms and one bathroom. The living area is listed as 68 m² by the agent, while the BAG registration records 85 m². The home has double glazing and a central heating boiler, and it is offered in full ownership. There is a balcony, and the monthly homeowners' association fee is €186.52. The energy label is C, which means you can expect moderate energy costs.
Life in Kralingen West
Residents of the Kralingen West neighbourhood describe it as quiet and convenient, with one saying: "It's fairly quiet, everything is nearby and very nice to live." Another resident notes it is "clean and full of greenery," though they add that it can sometimes feel unsafe. A third resident reports "good experiences, no problems, plenty of facilities, just nice." These views come from four reviews, so they offer a small but positive picture. The neighbourhood is home to about 15,925 people, and a large share of households are single-person homes.
Amenities and transport
Daily errands are easy from here. An Albert Heijn is just around the corner, and a SPAR express is a couple of streets away. For schools, the Libanon Lyceum is on your doorstep, and the A.S. Talmaschool is a five-minute walk. The nearest GP, Huisartsenpraktijk De Singel, and the Service Apotheek Ramleh are both a couple of streets away. Tram stops Vlietlaan and Jericholaan, served by lines 7 and 15, are a five-minute walk, and Rotterdam Blaak station is a ten-minute walk. All of this sits within the municipality of Rotterdam.
WOZ and address data
The WOZ value is not stated in the available data, so no comparison with the asking price is possible. Regarding address-level risks, the noise from road traffic is 55 dB Lden, which is above the norm, while rail, air, and industrial noise are all below their respective norms. The foundation risk indication is low, with only 2% of properties in the area showing an elevated risk of pile rot. These are area-level indications, not an inspection of this specific home. Pluvial flooding risk is medium, and heat stress is also medium, with flood risk from rivers remaining low both now and in 2050.
Source and agent
At the time of writing, the home is offered via multiple channels, including Voorberg NVM Makelaars Nesselande and their listing on Pararius.
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Frequently asked questions
About Ebalstraat 4B, Rotterdam
What is the asking price for this apartment?
The asking price is €395,000. For context, the average asking price for homes in Kralingen West is €433,280, and the median is €375,000. The price per square metre, based on the agent's listed living area of 68 m², is €5,809, which is above the neighbourhood average of €5,334 per m².
What is the layout of this apartment?
The apartment has four rooms in total, including two bedrooms and one bathroom, spread over one floor. It is a portiek apartment, meaning it has an open entrance gallery, and it is located on the first floor. There is a balcony, and the home is offered in full ownership. The agent lists the living area as 68 m², while the BAG registration records 85 m².
What is the energy label and what does it mean for costs?
The energy label is C. This is a mid-range label, so you can expect moderate energy costs for heating and electricity. The home has double glazing and a central heating boiler, which are noted in the listing. The label does not indicate the structural condition of the home, only its energy performance.
What is the homeowners' association fee?
The monthly homeowners' association fee is €186.52. This fee typically covers shared costs such as maintenance of common areas, building insurance, and sometimes a reserve fund for future repairs.
What is the noise situation around this address?
According to public address-level data, road traffic noise is 55 dB Lden, which is above the Dutch noise norm. Rail, air, and industrial noise are all below their respective norms. These are area-level indications based on public data, not measurements taken at this specific home. The noise levels reflect the general environment around the address.
What is the foundation risk for this property?
The foundation risk indication for this address is low. This is based on area-level data, which notes that the building was constructed before 1970, specifically in 1938. In this neighbourhood, 2% of properties have an elevated risk of pile rot, according to the Klimaateffectatlas. This is an indication for the area, not an inspection of this specific home.
What are the nearest supermarkets and schools?
An Albert Heijn is about 476 metres away, and a SPAR express is at 607 metres. For schools, the Libanon Lyceum is just 192 metres away, and the A.S. Talmaschool is at 468 metres. There are also several other primary and secondary schools within a short walk, including KC Talma and the Rudolf Steiner College.
How is the public transport connection from this address?
The nearest tram stops are Vlietlaan and Jericholaan, both about 400 metres away, served by lines 7 and 15. The Boezemstraat stop, served by line 7, is at 482 metres. Rotterdam Blaak train station is about 1.7 kilometres away, which is roughly a ten-minute walk or a short tram ride.
What do residents say about living in Kralingen West?
Residents give the neighbourhood an average score of 8.91 out of 10, based on four reviews. One resident says it is "fairly quiet, everything is nearby and very nice to live." Another mentions it is "clean and full of greenery," though they note it can sometimes feel unsafe. A third reports "good experiences, no problems, plenty of facilities, just nice."
Is the living area 68 m² or 85 m²?
The listing states two different living areas. The agent lists the living area as 68 m², while the BAG registration records 85 m². The price per square metre of €5,809 is based on the agent's figure. The difference is not explained in the listing, so you may want to clarify with the agent if this matters to you.
