A pre-war apartment in the heart of Middelland
This apartment on the Henegouwerlaan sits in Middelland, a lively part of Rotterdam's Delfshaven district. The area has a real mix of people, with something for everyone, as one resident puts it. Built in 1909, the home carries an energy label A. The asking price is €600,000. For context, the average asking price for apartments in Rotterdam in this area is €496,975, so this home sits 21% above that figure.
The home itself
The listing does not provide details on the layout, number of rooms, or outdoor space. What is known is that the apartment was built in 1909 and has an energy label A, which is an efficient label. The living area is 120 m² according to the BAG registration, and the asking price works out at €5,000 per m² based on that figure. No further specifications are given in the listing.
Life in Middelland
Residents give the neighbourhood an average score of 7.79, based on three reviews. One resident says: "Cosy neighbourhood, with lots of green, nice sports fields and all kinds of facilities nearby. Very safe and comfortable." Another describes it as "Lovely. Great spot in Rotterdam." A third resident, who lives right in the middle of Middelland, mentions the mix of people, the schools, playgrounds, and the Marktplein, where fun things are often organised. They also note the neighbourhood newspaper and the wijkpaleis that bring people together. The same resident appreciates that the council cleans up every morning, keeping the area tidy. Public transport is well covered, with four trams, two bus lines, and a metro within a five-minute walk. The neighbourhood has around 11,700 residents, and 56% of households are single-person households. For more on the area, see the Middelland neighbourhood.
Amenities and transport
Daily errands are easy from here. An Aldi is on your doorstep, and a Dirk is just around the corner. For a wider choice, an Albert Heijn is a ten-minute walk away. The nearest primary school, Vrije School Rotterdam West, is just around the corner, and Het Lyceum Rotterdam for secondary education is a couple of streets away. The GP practice Huisartsenpraktijk KMD is a ten-minute walk, and Apotheek Middelland is just around the corner. For public transport, the Henegouwerplein bus stop is on your doorstep with lines 3, 4, 5, 7, 11, 16, and 44, and the Tiendplein tram stop is just around the corner with lines 1, 7, and 11. Rotterdam Centraal station is a ten-minute walk away. The municipality of the municipality of Rotterdam covers all these amenities.
WOZ value and address data
The WOZ value for this home is €557,000, based on the reference date 1 January 2025. The asking price is 8% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 53%, from €365,000 to €557,000. As for the area, the noise level from road traffic is 69 dB Lden, which is above the noise standard, while rail and air traffic noise are below their standards. The foundation risk indication is low, with 1% of properties in the area having an elevated risk of pile rot, according to the Klimaateffectatlas. For climate, pluvial flooding risk is low, as is current flood risk, and the 2050 flood risk is also low. Heat stress is currently medium, 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 only via Schieland Borsboom NVM Makelaars Den Haag.
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Features
Details of this home
Transfer
Price
Areas and volume
Construction
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 Henegouwerlaan 41A, Rotterdam
How does the asking price compare to the WOZ value?
The asking price of €600,000 is 8% above the WOZ value of €557,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The asking price is also 21% above the average asking price in the neighbourhood, which is €496,975. This comparison is based on the figures provided.
What is the living area of this apartment?
The living area is 120 m² according to the BAG registration. The asking price of €600,000 works out at €5,000 per m² based on that figure. The listing does not provide any further details on the layout, such as the number of rooms or bedrooms.
What is the energy label and what does it mean?
The energy label is A, which is an efficient label. This means the home is likely to have relatively low energy costs compared to less efficient labels. The label does not say anything about the structural condition of the building, which was constructed in 1909.
What is the foundation risk for this property?
The foundation risk indication for this address is low. According to the Klimaateffectatlas, 1% of properties in the area have an elevated risk of pile rot. This is an area-level indication based on public data, not an inspection of this specific home. The home was built in 1909, which is before 1970.
What are the noise levels around this address?
The noise level from road traffic is 69 dB Lden, which is above the noise standard, based on 2022 data. Rail traffic noise is 37 dB Lden and air traffic noise is 27 dB Lden, both below their respective standards. These are area-level indications from public data, not measurements at the property itself.
What is the flood and heat stress risk in this area?
The pluvial flooding risk is low, and the current flood risk is also low, as is the flood risk for 2050. Heat stress is currently medium, but is expected to be elevated by 2050. These are area-level indications from the Klimaateffectatlas, not a specific assessment of this home.
Which supermarkets are nearby?
An Aldi is about 214 metres away, and a Dirk is about 282 metres away. An Albert Heijn is about 678 metres away. These are the nearest supermarkets, with several more within a five-kilometre radius.
What schools are close to this apartment?
The nearest primary school is Vrije School Rotterdam West, about 257 metres away. For secondary education, Het Lyceum Rotterdam voor Kunst, Wetenschap en Ond is about 299 metres away. Other schools in the area include Vereniging De Rotterdamse Montessorischool and Augustinus.
How is the public transport in this area?
The Henegouwerplein bus stop is about 152 metres away, with bus lines 3, 4, 5, 7, 11, 16, and 44. The Tiendplein tram stop is about 208 metres away, with tram lines 1, 7, and 11. Rotterdam Centraal train station is about 620 metres away.
What do residents say about living in Middelland?
Residents give the neighbourhood an average score of 7.79, based on three reviews. One resident describes it as a cosy neighbourhood with lots of green and facilities nearby, and says it is very safe and comfortable. Another says it is a great spot in Rotterdam. A third resident appreciates the mix of people and the community feel, with events at the Marktplein and the wijkpaleis.
Why are there no property details in this listing?
The listing does not state the number of rooms, bedrooms, bathrooms, or any outdoor space such as a garden or balcony. It also does not mention insulation, heating, or ownership details. As a result, the description is based only on the information provided, which includes the year of construction, energy label, and living area.
