A grand upper maisonette in Middelland
This double upper maisonette on Graaf Florisstraat 81B sits in Middelland, a lively part of Delfshaven in Rotterdam. The home dates from 1922 and carries an energy label A, which is an efficient label. With a price of €749,500, the asking price is on the high side compared with the average asking price in the neighbourhood. The home is one of the [apartments in Rotterdam] currently on the market.
The home itself
According to the agent, this upper maisonette spans two floors and includes five rooms, of which four are bedrooms. The living area is listed at 117 m² by the agent, while the BAG registration records 118 m². The home has a French balcony and is located on the first living floor. It is heated by a combination boiler with underfloor heating throughout. The homeowners' association fee is €149.83 per month.
Life in Middelland
Residents give Middelland an average score of 7.79, based on three reviews. One resident says: "Very safe and comfortable." Another describes it as "Great spot in Rotterdam." A third resident, living in the middle of Middelland, praises the mix of people and the neighbourhood's facilities: "There's a real mix of people. There's something for everyone." The neighbourhood counts about 11,700 inhabitants, and 56% of households are single-person households. For more on the area, see [the Middelland neighbourhood].
Amenities and transport
The daily routine is well covered here. The Dirk supermarket is on your doorstep, with Aldi just around the corner and Albert Heijn a couple of streets away. For primary education, Vrije School Rotterdam West is a couple of streets away, and Het Lyceum Rotterdam for secondary education is also close. The pharmacy Apotheek Middelland is just around the corner, and the GP practice Huisartsenpraktijk KMD is a five-minute walk. Tram stop 1e Middellandstraat, served by lines 1, 7 and 11, is just around the corner, and bus stops with lines 456 and 2, 9, 38, 40 are nearby. Rotterdam Centraal station is a ten-minute walk. For more on the wider area, see [the municipality of Rotterdam].
WOZ and address data
The WOZ value for this home is €711,000, based on the reference date 1 January 2025. The asking price is 5% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 344%, from €160,000 to €711,000. As for address-level risk data, the road traffic noise level is 51 dB Lden, which is above the noise standard, while railway and aircraft noise are below their standards. The foundation risk indication is low, with 1% of properties in this area having an elevated risk of pile rot, according to the Klimaateffectatlas. Pluvial flooding at heavy rain is indicated as medium, and heat stress is medium now, rising to 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 ED Housing and ED Housing on Funda.
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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 Graaf Florisstraat 81B, Rotterdam
How does the asking price compare with the WOZ value?
The asking price of €749,500 is 5% above the WOZ value of €711,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price is also on the high side compared with the average asking price in the neighbourhood, which is €500,592.
What is the layout of this apartment?
According to the agent, this is a double upper maisonette on the first living floor, spanning two floors. It has five rooms in total, of which four are bedrooms. The living area is listed as 117 m² by the agent, while the BAG registration records 118 m². The home has a French balcony.
What is the energy label and what does it mean for costs?
The home has energy label A, which is an efficient label. This means you can expect relatively low energy costs compared with less efficient labels. The home is heated by a combination boiler with underfloor heating throughout, according to the agent. No specific energy cost figures are stated in the listing.
What is the foundation risk for this home?
The foundation risk indication for this address is low, according to public risk data. In this area, 1% of properties have an elevated risk of pile rot, based on the Klimaateffectatlas. This is an area-level indication, not an inspection of this specific home. The home was built in 1922.
What amenities are within walking distance?
The Dirk supermarket is on your doorstep, with Aldi just around the corner and Albert Heijn a couple of streets away. The pharmacy Apotheek Middelland is just around the corner, and the GP practice Huisartsenpraktijk KMD is a five-minute walk. For schools, Vrije School Rotterdam West is a couple of streets away, and Het Lyceum Rotterdam is also close.
How well connected is this home by public transport?
Tram stop 1e Middellandstraat, served by lines 1, 7 and 11, is just around the corner. Bus stops with lines 456 and 2, 9, 38, 40 are also nearby. Rotterdam Centraal station is a ten-minute walk away. The listing does not state travel times or destinations for these lines.
What do residents say about living in Middelland?
Residents give Middelland an average score of 7.79, based on three reviews. One resident says: "Very safe and comfortable." Another describes it as "Great spot in Rotterdam." A third resident, living in the middle of Middelland, praises the mix of people and the neighbourhood's facilities, including schools, playgrounds and a square where events are organised.
What is the homeowners' association fee?
The homeowners' association fee is €149.83 per month, according to the agent. This fee is typically used for shared maintenance and insurance, but the listing does not specify what is covered. The home is part of a homeowners' association, as indicated by the fee.
