Ebenhaëzerstraat 45A
Carnisse, Rotterdam
AreaA grand apartment on a quiet street
This herenhuis-style apartment sits on Ebenhaëzerstraat 45A in Carnisse, a neighbourhood in the Charlois district of Rotterdam. The home was built in 1907 and carries energy label C. With an asking price of €395,000, the price sits 49% above the neighbourhood average asking price of €265,513, which puts it on the high side for the area. For context, [apartments in Rotterdam] vary widely in price depending on size and condition.
Six rooms across three floors
According to the agent, this apartment spans 170 m² of living space across three floors, with six rooms including four bedrooms and four bathrooms. The agent lists a west-facing back garden of 42 m². The home has double glazing and a central heating boiler. The BAG registration records a living area of 112 m², while the agent lists 170 m². The setting is described as a quiet road in a residential area with a sheltered position.
A neighbourhood with deep roots
Residents of [the Carnisse neighbourhood] speak warmly of its familiar character. One resident, born here in 1962, says: "I have lived here for 62 years and still feel it is safe and familiar." Another adds: "What I like about the neighbourhood is that you know everyone and if something is wrong, you are always helped." Based on six reviews, residents give the neighbourhood an average score of 6.98. The area counts 11,620 inhabitants, with 56% living alone. One resident notes that hygiene could improve, while another mentions recent incidents and hopes for more safety.
Daily life around the corner
Groceries are close by, with an Aldi on your doorstep and a PLUS just around the corner. CBS De Klaver Carnisse primary school is a couple of streets away, as is the Sanitas Gezondheidscentrum GP practice. The BENU Apotheek Pleinweg pharmacy is just around the corner. Bus stops at Pleinweg and Carnisselaan are a couple of streets away, served by lines 71, 72 and 567. Rotterdam Zuid train station is a ten-minute walk. The Zuiderpark is a couple of streets away, and [the municipality of Rotterdam] offers further amenities within easy reach.
WOZ and address data
No WOZ value is recorded for this property. The address-level risk data indicates road traffic noise at 57 dB Lden, above the noise standard, while railway and aircraft noise remain below their standards. The foundation risk indication is medium, based on the 1907 construction on clay soil, with 1% of properties in the area showing an elevated risk of pile rot. Pluvial flooding at heavy rain is indicated as medium, with flood risk currently low and remaining low by 2050. Heat stress is currently medium and elevated by 2050. These are area-level indications, not an inspection of this specific home.
Offered via two channels
At the time of writing, the home is offered via Zuidstad Makelaars and through a second channel on Huispedia.
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Frequently asked questions
About Ebenhaëzerstraat 45A, Rotterdam
How does the asking price compare to other homes in Carnisse?
The asking price of €395,000 sits 49% above the neighbourhood average asking price of €265,513. The average price per m² in the neighbourhood is €4,066, while this home is listed at €2,324 per m² based on the agent's stated living area of 170 m². The neighbourhood has 75 homes currently for sale, with prices ranging from €174,250 to €725,000.
What is the layout of this apartment?
According to the agent, the apartment spans 170 m² of living space across three floors, with six rooms including four bedrooms and four bathrooms. There is a west-facing back garden of 42 m². The home has double glazing and a central heating boiler. The BAG registration records a living area of 112 m², which differs from the agent's figure of 170 m².
What is the WOZ value of this property?
The WOZ value is not stated in the available data for this property. The WOZ value is the municipal valuation used for tax purposes and is determined by the municipality of Rotterdam. Without this figure, it is not possible to compare the asking price to the official valuation.
What are the noise levels around this address?
The address-level risk data indicates road traffic noise at 57 dB Lden, which is above the noise standard, based on 2022 data. Railway noise is 29 dB Lden and aircraft noise is 25 dB Lden, both below their respective standards. These are area-level indications from public data sources, not measurements taken at this specific property.
What is the foundation risk for this home?
The foundation risk indication for this address is medium. The home was built in 1907 on clay soil, which may mean wooden piles or a shallow foundation. According to the Klimaateffectatlas, 1% of properties in this area have an elevated risk of pile rot. This is an area-level indication, not an inspection of this specific home.
What supermarkets are near this apartment?
An Aldi is on your doorstep at 135 metres, and a PLUS supermarket is just around the corner at 142 metres. A Dirk is at 739 metres and an Albert Heijn at 828 metres. In total, there are 88 supermarkets within 5 kilometres of this address, giving plenty of choice for daily groceries.
Which schools are close to this home?
CBS De Klaver Carnisse primary school is a couple of streets away at 181 metres, with 245 pupils. Basisschool Wereldwijs is at 438 metres, and the Elisabeth school at 580 metres. For secondary education, Scholengroep Driestar-Wartburg, De Swaef is at 624 metres. There are 191 schools within 5 kilometres.
What public transport options are available nearby?
Bus stops are close by: Pleinweg at 173 metres serves lines 71 and 72, and Carnisselaan at 195 metres serves line 567. Rotterdam Zuid train station is at 2,612 metres, roughly a ten-minute walk. The renewed bus station at Zuidplein was mentioned by a resident as making the area easier to reach.
How do residents rate the Carnisse neighbourhood?
Based on six reviews, residents give the neighbourhood an average score of 6.98 out of 10. One resident who has lived here for 62 years says it feels safe and familiar, while another appreciates that you know everyone and are always helped. A third resident notes recent incidents and hopes for more safety, especially with young children around.
What is the energy label and what does it mean for costs?
The home has energy label C. This label indicates moderate energy efficiency, so heating costs will be noticeable but not extreme. The home has double glazing according to the agent, which helps retain heat. The neighbourhood has 28% of homes with label C, while 48% have label D or lower.
How does the living area compare to other homes in the area?
The agent lists the living area at 170 m², which is 150% larger than the neighbourhood average of 68 m². The BAG registration records 112 m², which is still well above the average. The price per m² of €2,324, based on the agent's figure, is below the neighbourhood average of €4,066 per m².
What is the flood risk for this property?
The current flood risk is indicated as low, and it remains low by 2050 according to the climate data. Pluvial flooding from heavy rain is indicated as medium. Heat stress is currently medium and is expected to become elevated by 2050. These are area-level indications from the Klimaateffectatlas, not assessments of this specific home.
