A 1927 apartment in Rustenburg
This apartment on the Hilversumsestraat sits in the Rustenburg neighbourhood of Den Haag, a part of the city where the streets have a lived-in, everyday feel. The asking price of €249,500 is 21% below the average asking price in the neighbourhood, which comes to €317,755. That puts this home on the keen side compared with the local market. For a sense of what else is available, you can browse apartments in Den Haag.
Inside the home
Built in 1927, this portiekwoning (a typical Dutch walk-up apartment) sits on the third floor and spans one level. It has three rooms, including two bedrooms and one bathroom, with a living area of 57 square metres according to the agent, while the BAG registration lists 58 square metres. The home has double glazing and a central heating boiler, and there is a balcony. The ground lease costs €94 per year.
Life in Rustenburg
Rustenburg is a neighbourhood where residents have mixed feelings, as reflected in the five reviews collected here. One resident says: "The flat I live in is nice to live in, but towards the Apeldoornselaan/Dierenselaan it is really going downhill." Another resident voices "great concern about increasing crime and theft", mentioning break-ins and stolen bikes. Yet another resident simply calls it "fine", noting it is "safe but quite far from the city". The average score from these reviews is 6.78 out of 10. The neighbourhood has around 6,160 residents, and nearly half of households are single-person. For more context, you can read about the Rustenburg neighbourhood.
Amenities and transport
The daily essentials are close by. The nearest supermarket, an Albert Heijn, is just around the corner, and a pharmacy, Service Apotheek Zuiderpark, is on your doorstep. For primary education, the nearest school is a couple of streets away. Public transport is well within reach: a bus stop at Zuiderparklaan/Escamplaan with line 456 is just around the corner, and tram stops at Valkenboslaan (line 2) and Tienhovenselaan (lines 4 and 6) are a couple of streets away. The nearest train station, Den Haag Moerwijk, is about 2.5 kilometres from the home. The wider area falls under the municipality of Den Haag.
WOZ value and address data
The WOZ value for this home is €224,000, based on the reference date of 1 January 2025. The asking price is 11% above this value. Between 2020 and 2025, the WOZ value rose by 65%, from €136,000 to €224,000. As for the area, the noise level from road traffic is 54 dB Lden, which is above the norm, while railway and aircraft noise stay below the norm. The foundation risk indication is medium, and the climate data shows a medium risk of pluvial flooding and heat stress, with a low risk of flooding now and in 2050. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, this home is offered via multiple channels, including Wilburg 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 Hilversumsestraat 13, 'S-Gravenhage
How does the asking price compare with the neighbourhood average?
The asking price of €249,500 is 21% below the average asking price in Rustenburg, which is €317,755. The neighbourhood has 53 homes for sale, with prices ranging from €225,000 to €550,000. The average price per square metre in the neighbourhood is €4,452, while this home is listed at €4,377 per square metre based on the agent's stated living area.
What is the layout of this apartment?
This is a portiekwoning on the third floor, with three rooms in total: two bedrooms and one bathroom. It has a balcony and is spread over one floor. The living area is 57 square metres according to the agent, while the BAG registration lists 58 square metres. The home has double glazing and a central heating boiler.
What is the WOZ value and how has it changed?
The WOZ value is €224,000, based on the reference date of 1 January 2025. The asking price is 11% above this value. Over the past five years, the WOZ value has increased by 65%, from €136,000 in 2020 to €224,000 in 2025. This reflects the municipal valuation, not the current market value.
What are the noise levels like in this area?
According to public data, the noise level from road traffic is 54 dB Lden, which is above the norm. Railway noise is 29 dB Lden and aircraft noise is 20 dB Lden, both below the norm. These are area-level indications based on 2022 and 2023 data, not a measurement at this specific home.
What is the foundation risk for this property?
The foundation risk indication for this area is medium. This is based on the fact that the home was built before 1970, specifically in 1927, and that 100% of the properties in this postcode area were built before 1970. This is an area-level indication from KCAF, not an inspection of this particular home.
What are the climate risks for this location?
The climate data shows a medium risk of pluvial flooding during heavy rain and a medium risk of heat stress, both now and in 2050. The risk of flooding from rivers or the sea is low, both currently and in 2050. These are area-level indications from the Klimaateffectatlas, not a property-specific assessment.
Which supermarkets and schools are nearby?
The nearest supermarket is an Albert Heijn at 344 metres, with an Ekoplaza at 613 metres and another Albert Heijn at 657 metres. For primary education, the nearest school is WSKO Basisschool De Hofvilla at 4.6 kilometres, followed by De Parachute at 4.6 kilometres. The nearest GP is MediCor Gezondheidszorg at 3.2 kilometres, and the pharmacy is just 216 metres away.
What public transport options are available?
A bus stop at Zuiderparklaan/Escamplaan with line 456 is 185 metres away. Tram stops are also close: Valkenboslaan with line 2 at 217 metres, and Tienhovenselaan with lines 4 and 6 at 227 metres. The nearest train station is Den Haag Moerwijk, about 2.5 kilometres from the home.
What do residents say about living in Rustenburg?
Residents give the neighbourhood an average score of 6.78 out of 10, based on five reviews. One resident mentions that the flat is nice but notes concerns about the area towards Apeldoornselaan/Dierenselaan. Another resident expresses concern about crime and theft, while a third says it is "safe but quite far from the city" and mentions noise. The reviews reflect a mix of positive and negative experiences.
What is the energy label and what does it mean for costs?
The energy label for this home is G, which is the least efficient label. This means you can expect higher energy costs compared with more efficient homes. The home does have double glazing, according to the agent, which may help with insulation, but the label itself indicates lower overall energy efficiency.
