A bright apartment on Kop van Zuid
This apartment on the Ernest Groosmanplein sits in the Kop van Zuid, a neighbourhood that has grown into one of Rotterdam's most distinctive waterfront areas. The home is on the sixth floor of a building from 2005, with an A+ energy label. At €465,000, the asking price is keen compared with the average asking price in the neighbourhood, which comes to €891,964. For context, apartments in Rotterdam vary widely in price, but this one sits well below the local average.
Inside the home
The apartment has two rooms, two bedrooms and one bathroom, spread over a single floor. The living area measures 101 square metres, according to both the BAG registration and the agent's listing. The home has HR glazing and is fully insulated, and it is heated with district heating. There is a parking space, and the property is in full ownership. The monthly homeowners' association fee is €220.
The Kop van Zuid neighbourhood
Kop van Zuid is a district within Feijenoord, and residents across the district give it an average score of 6.61, based on 30 reviews. One resident says: "Reasonably nice neighbourhood, shame that household waste stays on the street too long." Another describes it as "Quiet." A third is less positive, mentioning "Litter, noise pollution, loitering youths, crowded, unhygienic, unsafe." The neighbourhood has 2,745 inhabitants, and 61% of households are single-person households. For more on the Kop van Zuid neighbourhood, the mix of opinions reflects a lively urban area.
Amenities and transport
For daily errands, Albert Heijn is just around the corner, and Jumbo is a couple of streets away. Primary school De Pijler is a five-minute walk, and secondary school De Passie Rotterdam is also within walking distance. The GP practice Gezondheidscentrum Afrikaanderwijk is a ten-minute walk, and BENU Apotheek Laan op Zuid is just around the corner. The Wilhelminaplein metro stop is on your doorstep, with metro lines 3, 5, D and E, and tram lines 11, 12 and 16. Rotterdam Zuid train station is a ten-minute walk. The municipality of Rotterdam offers extensive public transport connections.
WOZ value and address data
The WOZ value on 1 January 2025 was €509,000, and the asking price is 9% below that value. Between 2020 and 2025, the WOZ value rose by 41%, from €361,000 to €509,000. As for address-level risk data, the noise from road traffic is 64 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 clay, which is sensitive to settling. Pluvial flooding risk is low, and flood risk is low both now and in 2050. Heat stress is currently medium and is expected to be elevated by 2050. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Lokkerbol NVM 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 Ernest Groosmanplein 23, Rotterdam
How does the asking price compare with the WOZ value?
The asking price of €465,000 is 9% below the WOZ value of €509,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Between 2020 and 2025, the WOZ value rose by 41%, from €361,000 to €509,000. This comparison is factual and does not imply that the home is underpriced or overpriced.
What is the layout of this apartment?
The apartment has two rooms, two bedrooms and one bathroom, all on a single floor. The living area is 101 square metres, according to both the BAG registration and the agent's listing. The home is on the sixth floor and includes a parking space. The property is in full ownership, and the monthly homeowners' association fee is €220.
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 with less efficient labels. The agent also states that the home has HR glazing and is fully insulated, and it is heated with district heating. These are separate facts from the label itself.
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 clay, which is sensitive to settling, and in this area 1% of properties have an elevated risk of pile rot, according to the Klimaateffectatlas. These are area-level indications, not an inspection of this specific home.
What are the noise levels around this apartment?
The noise from road traffic is 64 dB Lden, which is above the noise standard, based on 2022 data. Rail traffic noise is 30 dB Lden, and air traffic noise is 26 dB Lden, both below the standard. These figures are area-level indications from public data, not measurements taken at this specific home.
What supermarkets are nearby?
Albert Heijn is 462 metres away, and Jumbo is 483 metres away, both within a five-minute walk. There is also a Jumbo at 671 metres, a SPAR at 705 metres and a Lidl at 708 metres. With 95 supermarkets within 5 kilometres, you have plenty of choice for daily groceries.
Which schools are close to this apartment?
Primary school De Pijler is 367 metres away, and OBS Nelson Mandela is 696 metres away. For secondary education, De Passie Rotterdam is 667 metres away, and Young Rotterdam vmbo is 670 metres away. There are 209 schools within 5 kilometres, so options are plentiful.
What public transport options are available?
The Wilhelminaplein metro stop is 181 metres away, with metro lines 3, 5, D and E, and tram lines 11, 12 and 16. The tram stop Laan op Zuid Lodewijk Pincoffsweg is 346 metres away, and bus stop Sleephellingstraat is 367 metres away. Rotterdam Zuid train station is 1.2 kilometres away.
How do residents rate the Kop van Zuid district?
Residents across the district give an average score of 6.61, based on 30 reviews. One resident says: "Reasonably nice neighbourhood, shame that household waste stays on the street too long." Another describes it as "Quiet." A third mentions "Litter, noise pollution, loitering youths, crowded, unhygienic, unsafe." These reviews reflect the district as a whole, not just this specific neighbourhood.
