Herlaerstraat 8B
Agniesebuurt, Rotterdam
AreaA modern apartment in the Agniesebuurt
This apartment sits on a quiet road in the Agniesebuurt, a neighbourhood that residents describe as close to the centre of Rotterdam with many amenities and good accessibility. Built in 2018, it is recent new-build in an area where much of the housing stock is older. The asking price of €600,000 is on the high side compared with the average asking price in the neighbourhood. For context, the average asking price for apartments in Rotterdam in this area comes to €501,086.
Inside the home
The apartment is on the second floor and has three rooms, two bedrooms and one bathroom. The living area is 94 m² according to the agent, while the BAG registration lists 95 m². It has a balcony and is fully owned. According to the agent, the home has double glazing and is fully insulated, with a central heating boiler and underfloor heating throughout. The monthly homeowners' association contribution is €100.
The Agniesebuurt
Residents give the neighbourhood an average score of 6.04, based on three reviews. One resident says: "So far I think it's a fine neighbourhood, I can walk safely. The only thing is that the supermarkets are far, that's about it. There are many people on the street and everyone says hi." Another resident notes: "This neighbourhood isn't perfect, because there are a lot of loitering youths at the swing set in front of my house, and they set off fireworks or make a lot of noise." A third resident mentions that "in terms of hygiene it could be better, it doesn't always smell fresh here, the houses here are quite old and a lot of nature is being removed from the neighbourhood." The neighbourhood has 4,070 residents, and 54% of households are single-person households. You can read more about the Agniesebuurt neighbourhood.
Amenities and transport
For daily groceries, Coop is just around the corner, with Aldi and Albert Heijn a couple of streets away. The nearest primary school, Kindcentrum de Klimop, is a five-minute walk, and there are several secondary schools nearby. The GP practice Huisartsenpraktijk De Lis is a ten-minute walk, and Apotheek Bergweg is just around the corner. Tram stops Noordsingel and Eudokiaplein are a couple of streets away, served by lines 1, 4, 5, 6 and 38. Rotterdam Centraal station is a ten-minute walk. For more on the wider area, see the municipality of Rotterdam.
WOZ value and address data
The WOZ value on 1 January 2025 was €394,000, and the asking price is 52% above that value. Between 2020 and 2025 the WOZ value rose by 5%, from €374,000 to €394,000. As for address-level risk data, these are area-level indications rather than an inspection of this specific home. The road traffic noise level is 48 dB, rail noise 34 dB and aircraft noise 30 dB, all below the relevant standards. The foundation risk indication is low, with 1% of properties in the area having an elevated pile-rot risk. Pluvial flooding at heavy rain is indicated as elevated, while flood risk is low both now and in 2050. Heat stress is medium now and elevated by 2050.
Source
At the time of writing the home is offered via multiple channels, including Baljon makelaars.
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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 Herlaerstraat 8B, Rotterdam
How does the asking price compare with the WOZ value?
The asking price of €600,000 is 52% above the WOZ value of €394,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The price verdict for this home is that it is on the high side compared with the average asking price in the neighbourhood.
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 for heating and electricity. According to the agent, the home has double glazing and is fully insulated, with a central heating boiler and underfloor heating throughout. The energy label is a separate fact from the insulation features.
What is the layout of this apartment?
The apartment is on the second floor and has three rooms in total: two bedrooms and one bathroom. The living area is 94 m² according to the agent, while the BAG registration lists 95 m². The home has a balcony and a volume of 347 m³. It is a portiekflat, a type of apartment building with a shared entrance.
What is the homeowners' association contribution?
The monthly homeowners' association contribution is €100. This is the amount paid towards the maintenance of the shared parts of the building. The home is fully owned, meaning there is no leasehold ground rent to pay.
What are the noise levels around this address?
The address-level risk data shows road traffic noise at 48 dB, rail noise at 34 dB and aircraft noise at 30 dB, all below the relevant standards. These are area-level indications from public data sources, not measurements taken at this specific home. The noise levels are given for the reference years 2022 and 2023.
What is the foundation risk for this area?
The foundation risk indication for this address is low. According to the Klimaateffectatlas, 1% of properties in the area have an elevated pile-rot risk. This is an area-level indication based on public data, not an inspection of this specific home. The risk level is given as low, which is the lowest category.
What are the flooding and heat stress risks?
The pluvial flooding risk at heavy rain is indicated as elevated, while flood risk is low both now and in 2050. Heat stress is medium now and elevated by 2050. These are area-level indications from the Klimaateffectatlas, not an assessment of this specific property. They describe the broader area around the address.
Which supermarkets are within walking distance?
Coop is the nearest supermarket at 350 metres, just around the corner. Aldi is at 426 metres and Albert Heijn at 432 metres, both a couple of streets away. There is also another Albert Heijn at 624 metres and an AH to go at 782 metres. In total there are 91 supermarkets within 5 km of this address.
What schools are near this apartment?
The nearest school is Accent Praktijkonderwijs Centrum, a secondary school at 130 metres. Horeca Vakschool Rotterdam is at 216 metres, and Kindcentrum de Klimop, a primary school, is at 408 metres. There are also several other schools within walking distance, including Yulius Heer Bokel College and Juliana van Stolbergschool.
How is the public transport connection?
The nearest tram stops are Noordsingel at 243 metres and Eudokiaplein at 312 metres, both served by lines 1, 4, 5, 6 and 38. Schiekade stop at 350 metres is served by line 8. Rotterdam Centraal train station is at 869 metres, about a ten-minute walk. The stops are a couple of streets away from the apartment.
What do residents say about the Agniesebuurt?
Residents give the neighbourhood an average score of 6.04, based on three reviews. One resident says it is a fine neighbourhood where they can walk safely, with many people on the street who say hi. Another resident mentions loitering youths and noise, while a third says it is close to the centre with many amenities and schools, though hygiene could be better.
How has the WOZ value developed over the past five years?
Between 2020 and 2025 the WOZ value rose by 5%, from €374,000 to €394,000. The value went from €374,000 in 2020 to €387,000 in 2021, then €467,000 in 2022, before settling at €379,000 in 2023 and €389,000 in 2024. The reference date for the current value is 1 January 2025.
