Escamplaan 92
Rustenburg, Den Haag
NeighbourhoodA 1927 apartment on Escamplaan
This apartment on Escamplaan 92 sits in the Rustenburg neighbourhood of Den Haag, a part of the city with a distinctly urban feel. The home dates from 1927 and carries an energy label C. With an asking price of €285,000, the price is on the high side compared to the average for apartments in Den Haag, which typically go for around €305,000.
Inside the home
According to the agent, this apartment has three rooms, including two bedrooms and one bathroom, spread over a single floor. The living area is listed as 63 m² by the agent, while the BAG registration records 61 m². The home has a balcony and is heated by a central heating boiler. It is held under municipal ground lease, with the lease ending on 01-01-2028 and an annual fee of €286. The homeowners' association charges a monthly fee of €162.83.
Life in Rustenburg
Rustenburg is a neighbourhood where residents give an average score of 6.78 out of 10, based on five reviews. One resident says: "The flat I live in is nice to live in, but towards the Apeldoornselaan/Dierenselaan it is really going downhill." Another mentions: "Our biggest concern is crime. My husband's work van has been broken into three times." The neighbourhood has about 6,140 inhabitants, and the average household size is 1.9. For more on the area, see the Rustenburg neighbourhood.
Amenities and transport
Daily errands are easy: the nearest supermarket, an Albert Heijn, is just around the corner, and a Jumbo is a couple of streets away. For primary education, WSKO Basisschool De Hofvilla is a ten-minute walk. The nearest GP is MediCor Gezondheidszorg, Huisartsenzorg, locatie Rijswijkseplein, about 3.2 km away, while the Service Apotheek Zuiderpark pharmacy is on your doorstep. Public transport is excellent: tram stop Tienhovenselaan is right outside, served by lines 4 and 6, and bus stop Den Haag, Zuiderparklaan/Escamplaan is a short walk away with line 456. The nearest train station, Den Haag Moerwijk, is about 2.4 km away. For more on the wider area, see the municipality of Den Haag.
WOZ and address data
The WOZ value for this home is €204,000 as of the reference date 2025-01-01. The asking price is 40% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 34%, from €152,000 to €204,000. As for address risks, the noise level from road traffic is 65 dB Lden, which is above the norm, while railway and aircraft noise are below their norms. The foundation risk indication is medium, and the area-level climate indications include medium pluvial flooding risk and medium heat stress, with low flood risk currently and in 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 NassauHuis 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 Escamplaan 92, 'S-Gravenhage
How does the asking price compare to the WOZ value?
The asking price of €285,000 is 40% above the WOZ value of €204,000, which was set on 2025-01-01. This means the asking price is significantly higher than the municipal valuation. The WOZ value is the official valuation for tax purposes, not the market value, so the difference reflects the current market conditions.
What is the layout of this apartment?
According to the agent, this apartment has three rooms in total, including two bedrooms and one bathroom, all on a single floor. The living area is listed as 63 m² by the agent, while the BAG registration records 61 m². There is also a balcony. The home is heated by a central heating boiler.
What is the WOZ value and how has it developed?
The WOZ value is €204,000 as of the reference date 2025-01-01. Over the past five years, the WOZ value has increased by 34%, from €152,000 in 2020 to €204,000 in 2025. This shows a steady upward trend in the municipal valuation of this property.
What are the noise levels around this address?
The noise level from road traffic is 65 dB Lden, which is above the Dutch noise norm. Railway noise is 30 dB Lden and aircraft noise is 20 dB Lden, both below their respective norms. These are area-level indications based on public data, not measurements at the property itself.
What public transport options are available nearby?
The tram stop Tienhovenselaan is right outside the door, served by lines 4 and 6. The bus stop Den Haag, Zuiderparklaan/Escamplaan is about 150 metres away, with line 456. The nearest train station is Den Haag Moerwijk, approximately 2.4 km away.
What is the neighbourhood like according to residents?
Residents of Rustenburg give the neighbourhood an average score of 6.78 out of 10, based on five reviews. One resident mentions that the flat is nice to live in but notes concerns about the area towards Apeldoornselaan/Dierenselaan. Another resident expresses concern about crime, including break-ins and theft. The reviews reflect a mix of positive and negative experiences.
What is the ground lease situation for this property?
The property is held under municipal ground lease, with the lease ending on 01-01-2028. The annual ground lease fee is €286. This means that the land is not owned outright, and the lease will need to be renewed or bought out when it expires.
What is the homeowners' association fee?
The monthly homeowners' association (VvE) fee is €162.83. This fee is typically used for the maintenance of common areas, the building's exterior, and sometimes for a reserve fund. The specific services covered are not detailed in the listing.
Are there any risks related to foundation or flooding?
The foundation risk indication for this address is medium, based on the fact that the building was constructed before 1970. The climate risk indications include medium pluvial flooding risk and medium heat stress, with low flood risk both currently and in 2050. These are area-level indications, not an inspection of this specific home.
What is the energy label and what does it mean?
The energy label for this apartment is C. This label indicates the energy performance of the home, with C being a mid-range label. It means the home is not as energy-efficient as higher-rated homes, so you can expect moderate energy costs. The label is based on the building's characteristics and installations.
Experiences from Rustenburg
How residents experience their neighbourhood
The flat I live in is nice to live in, but towards the Apeldoornselaan/Dierenselaan it is really going downhill. Next to and behind the flat, fires have been set several times, which certainly gives the older residents an unpleasant feeling. Zuiderpark is relatively close, but many young people hang out there, so people don't like to go there anymore. Towards the Leyenburg district it's fine, so the walks go that way and the shopping is done there. All in all, it's reasonably pleasant to live, although there are some points of concern due to loitering youths. Hopefully something can be done about that; cameras are not allowed due to privacy, but unfortunately that means the youths who set fires are still out of sight. The flat is cleaned by a cleaning company, but it's a shame that some residents don't take hygiene so seriously. Accessibility is good with trams 4 and 6 right outside the door. Shopping centre within walking distance, so that's fine too. So if it doesn't get any worse, it's a good place to live here.
Auto-translated to English by AIWe would like to contribute to improvements. Crime Our biggest concern is crime. My husband's work van has been broken into three times. Once nothing was taken, but the other two times thousands of euros worth of tools were stolen. Additionally, our cargo bike was stolen and the screen of our electric bike was taken. For a young family, this has a huge impact. Safety We live above the café/nightclub where an explosive device was placed on the windows a few weeks ago. This was a shocking event that further heightened our feelings of insecurity in the neighbourhood. Other problems in the neighbourhood We also experience a lot of nuisance from dog poop. It's almost a miracle if we or our children don't step in a pile when getting into the car. The neglected boats along the quay are also a problem. They seem to attract homeless people, and I often hear suspicious noises coming from the boats when I have to get something from the car in the evening.
Auto-translated to English by AIIt's safe but quite far from the city. Public transport is always slow and breaks down. Besides, there's no nature and my neighbourhood is extremely noisy.
Auto-translated to English by AIThe neighbourhood is busy. Also at night. Many foreigners and very noisy.
Auto-translated to English by AIOur neighbourhood is a mix of different cultures, so far we feel very much at home here, we keep an eye on each other and we enjoy living on our street. The only downside is really the parking situation, an absolute nightmare
Auto-translated to English by AIStatistics for Rustenburg
Figures on residents, liveability and the housing market
| Sale price | €305,417 | €279,000 |
|---|---|---|
| Sale per m² | €4,395 | – |
| Rent price | €954 p/m | €681 p/m |
Experiences from Rustenburg en Oostbroek
How residents experience their district
Very many unsafe situations in my neighbourhood. More police needed.
Auto-translated to English by AIThe flat I live in is nice to live in, but towards the Apeldoornselaan/Dierenselaan it is really going downhill. Next to and behind the flat, fires have been set several times, which certainly gives the older residents an unpleasant feeling. Zuiderpark is relatively close, but many young people hang out there, so people don't like to go there anymore. Towards the Leyenburg district it's fine, so the walks go that way and the shopping is done there. All in all, it's reasonably pleasant to live, although there are some points of concern due to loitering youths. Hopefully something can be done about that; cameras are not allowed due to privacy, but unfortunately that means the youths who set fires are still out of sight. The flat is cleaned by a cleaning company, but it's a shame that some residents don't take hygiene so seriously. Accessibility is good with trams 4 and 6 right outside the door. Shopping centre within walking distance, so that's fine too. So if it doesn't get any worse, it's a good place to live here.
Auto-translated to English by AIMany homeless people, and cars that think it's a racetrack. Bikes on the pavement, fatbike misery. Little or none. Respect from people. People should just throw their rubbish in the bins. And people here shouldn't put their rubbish bags by the underground container when it's full.
Auto-translated to English by AIWe would like to contribute to improvements. Crime Our biggest concern is crime. My husband's work van has been broken into three times. Once nothing was taken, but the other two times thousands of euros worth of tools were stolen. Additionally, our cargo bike was stolen and the screen of our electric bike was taken. For a young family, this has a huge impact. Safety We live above the café/nightclub where an explosive device was placed on the windows a few weeks ago. This was a shocking event that further heightened our feelings of insecurity in the neighbourhood. Other problems in the neighbourhood We also experience a lot of nuisance from dog poop. It's almost a miracle if we or our children don't step in a pile when getting into the car. The neglected boats along the quay are also a problem. They seem to attract homeless people, and I often hear suspicious noises coming from the boats when I have to get something from the car in the evening.
Auto-translated to English by AIIt's safe but quite far from the city. Public transport is always slow and breaks down. Besides, there's no nature and my neighbourhood is extremely noisy.
Auto-translated to English by AII could describe my neighbourhood in one sentence. Multicultural friendly neighbours.
Auto-translated to English by AIThe neighbourhood is busy. Also at night. Many foreigners and very noisy.
Auto-translated to English by AIOur neighbourhood is a mix of different cultures, so far we feel very much at home here, we keep an eye on each other and we enjoy living on our street. The only downside is really the parking situation, an absolute nightmare
Auto-translated to English by AIStatistics for Rustenburg en Oostbroek
Figures on residents, liveability and the housing market
| Sale price | €308,739 | €291,044 |
|---|---|---|
| Sale per m² | €4,084 | – |
| Rent price | €1,377 p/m | €1,241 p/m |
| Rent per m² | €25 p/m | – |
Experiences from Den Haag
How residents experience their municipality
Lovely place to live. Close to the sea, city centre and shops. Wide choice of schools. Good community spirit. Street parties etc.
Auto-translated to English by AIThere is a lot of nature, many facilities, everything is nearby: a shopping centre, schools, a bus station.
Auto-translated to English by AIVery nice neighbourhood, near the centre and easily accessible
Auto-translated to English by AIQuiet neighbourhood with a bustling shopping street around the corner
Auto-translated to English by AILove it, it's quiet
Auto-translated to English by AINothing, I'm living with my in-laws
Auto-translated to English by AIPleasant living in a neighbourhood with lots of children
Auto-translated to English by AIPeople keep to themselves, little to no nuisance, only parking is minimal.
Auto-translated to English by AIStatistics for Den Haag
Figures on residents, liveability and the housing market
| Sale price | €569,488 | €500,249 |
|---|---|---|
| Sale per m² | €5,272 | – |
| Rent price | €2,309 p/m | €2,182 p/m |
| Rent per m² | €24 p/m | – |
Location and amenities
Escamplaan 92, 'S-Gravenhage
Risks and environmental factors
Noise, foundation and climate around this address
Noise levels
Foundation risk
Rainwater flooding
Flooding
Heat stress
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