A modern apartment in the heart of Rotterdam
This apartment on Houtlaan 105 sits in the Nieuwe Werk neighbourhood, right in the centre of Rotterdam. It is a recent new-build from 2022, which stands out in an area where many homes date from before 1945. The asking price of €1,150,000 is on the high side compared to the neighbourhood average asking price of €1,033,883. For context, there are currently 47 homes for sale in the area, and the average price per m² here is €7,917. This is one of the [apartments in Rotterdam] that reflects the premium of new construction in a historic setting.
Inside the home
This apartment spans a single floor on the 12th residential level, with four rooms in total: three bedrooms and one bathroom. The living area is 132 m² according to the BAG registration, while the agent lists it as 133 m². The home has a balcony and comes with a parking space. It is fully insulated, with roof, wall and floor insulation and HR glazing, and is heated via district heating. The property is freehold, with a monthly HOA fee of €525.54. The energy label is A++, which is an efficient label.
The Nieuwe Werk neighbourhood
Nieuwe Werk is a compact district within Rotterdam Centrum, home to around 3,240 residents. A large share of households are single-person, at 58%, and the average household size is 1.6. Residents of the district give an average score of 6.86, based on 13 reviews. One resident says: "Ideal location", having lived there during their student days. Another simply notes: "Cool". The neighbourhood has a mix of housing, with 43% owner-occupied homes and a quarter of the stock built after 2010. It is a place where old and new sit side by side, as reflected in the housing stock. For more on the area, see [the Nieuwe Werk neighbourhood].
Daily life and getting around
For groceries, the Albert Heijn is just around the corner, with a SPAR a couple of streets away. The nearest primary school, Openbare Basisschool Het Landje, is a five-minute walk, and the Erasmiaans Gymnasium for secondary education is a ten-minute walk. The pharmacy, Apotheek Vasteland, is on your doorstep, and the GP practice is a ten-minute walk. For public transport, the Vasteland tram stop is just around the corner with lines 5, 8 and 18, and the Leuvehaven metro stop is a couple of streets away with lines 3, 5, 7, D, E, 11, 12 and 16. Rotterdam Blaak train station is a ten-minute walk. This is all part of [the municipality of Rotterdam].
WOZ value and address data
The WOZ value for this property is €1,087,000, based on the reference date of 1 January 2025. The asking price is 6% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 97%, from €551,000 to €1,087,000. 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 49 dB Lden, which is above the noise standard, while rail and aircraft noise are below their standards. The foundation risk indication is low, with 7% of properties in the area having an elevated pile-rot risk. Climate indications show elevated pluvial flooding risk, elevated flood risk currently and in 2050, and elevated heat stress currently and in 2050.
Source
At the time of writing, the home is offered via multiple channels, including VERRA Makelaars and their listings on Funda and Vastgoed Nederland. The agent is VERRA Makelaars. At the time of writing, the home is offered via multiple channels, including VERRA Makelaars and their listings on Funda and Vastgoed Nederland. The agent is VERRA 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 Houtlaan 105, Rotterdam
How does the asking price compare to the WOZ value?
The asking price of €1,150,000 is 6% above the WOZ value of €1,087,000, 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 to the neighbourhood average asking price of €1,033,883, according to the precomputed comparison.
What is the layout of this apartment?
The apartment has four rooms in total: three bedrooms and one bathroom, all on a single floor on the 12th residential level. The living area is 132 m² according to the BAG registration, while the agent lists it as 133 m². There is a balcony and a parking space included. The home is freehold with a monthly HOA fee of €525.54.
What is the energy label and what does it mean for costs?
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 home is fully insulated with roof, wall and floor insulation and HR glazing, and is heated via district heating. No specific cost figures are stated in the listing.
What are the noise levels around this address?
The road traffic noise level at this address is 49 dB Lden, which is above the noise standard, based on 2022 data. Rail noise is 29 dB Lden and aircraft noise is 25 dB Lden, both below their respective standards. These are area-level indications from public data, not measurements of this specific home.
What is the foundation risk for this property?
The foundation risk indication for this area is low. According to the Klimaateffectatlas, 7% of properties in the neighbourhood have an elevated pile-rot risk. This is an area-level indication based on public data, not an inspection of this specific home. No further details are stated in the listing.
What supermarkets are nearby?
The nearest supermarket is an Albert Heijn at 218 metres, which is just around the corner. A SPAR is at 675 metres, and another Albert Heijn at 726 metres. There are 92 supermarkets within 5 km, so grocery shopping is well covered in this part of Rotterdam.
Which schools are close to this apartment?
The nearest primary school is Openbare Basisschool Het Landje at 442 metres, followed by Rotterdamse Schoolvereniging at 467 metres. For secondary education, the Erasmiaans Gymnasium is at 907 metres. There are 205 schools within 5 km, offering plenty of choice for families.
How is the public transport connection from this address?
The Vasteland tram stop is at 299 metres with lines 5, 8 and 18. The Leuvehaven metro stop is at 351 metres with lines 3, 5, 7, D, E, 11, 12 and 16. Rotterdam Blaak train station is at 1,247 metres. There is also a ferry stop at the Erasmusbrug at 195 metres with lines 20 and WS.
What is the neighbourhood like according to residents?
Residents of the district give an average score of 6.86, based on 13 reviews. One resident says: "Ideal location", having lived there during their student days. Another simply notes: "Cool". These reviews describe the wider district, not specifically the Nieuwe Werk neighbourhood itself.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value rose by 97%, from €551,000 to €1,087,000. The value increased steadily, with a notable jump from €551,000 in 2021 to €899,000 in 2022, then to €1,058,000 in 2023 and €1,089,000 in 2024. The current value of €1,087,000 is based on the reference date of 1 January 2025.
