Jonker Fransstraat 187
Rubroek, Rotterdam
NeighbourhoodA lively spot in Rubroek
This apartment sits in Rubroek, a neighbourhood that buzzes with students and families, right in the middle of Rotterdam. The area is known for its mix of old and new, with plenty of cafes and small parks nearby. At €350,000, the asking price is on the high side compared to the average for apartments in Rotterdam, which sits around €382,558.
The home itself
Built in 1956, this third-floor apartment (the agent lists it as the 4th floor) has three rooms, two bedrooms, and one bathroom. The living area is 60 m² according to the agent, while the BAG registration says 64 m². It comes with a balcony, double glazing, and district heating. The property is freehold, and the homeowners' association fee is €198.65 per month.
Rubroek
Rubroek is a compact district where life happens on the street. Residents of the wider district give it an average score of 7.65 out of 10, based on 14 reviews. One resident says: "It is a very safe neighbourhood. It is clean and beautiful with its nature and houses." Another notes: "We regularly have trouble with full rubbish bins... the area buzzes with students and families and the atmosphere is mostly good, though sometimes noisy." The neighbourhood has a high density of people, with many single-person households.
Amenities and transport
Daily errands are easy from here. The Jumbo supermarket is just around the corner, and there's an Albert Heijn a couple of streets away. For school, the Waalse School and OBS Crooswijk are both within a five-minute walk. The pharmacy is close by, and the GP practice is a ten-minute walk. Tram stops for lines 6 and 7 are on your doorstep at Meent, and Rotterdam Blaak station is a ten-minute walk away.
WOZ and address data
The WOZ value for 2025 is €328,000, based on the reference date 1 January 2025. The asking price is 7% above this value. Between 2020 and 2025, the WOZ value rose by 45%, from €226,000 to €328,000. As for risks, the road traffic noise level is 70 dB Lden, which is above the norm, while rail and air traffic noise are below. The foundation risk indication is low, and pluvial flooding risk is low, though heat stress is currently medium and could become elevated by 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 RE/MAX and RE/MAX Totaal 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 Jonker Fransstraat 187, Rotterdam
How does the asking price compare to the WOZ value?
The asking price of €350,000 is 7% above the WOZ value of €328,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price per square metre, based on the agent's floor area of 60 m², is €5,833.
What is the layout of this apartment?
According to the agent, this apartment has three rooms, including two bedrooms and one bathroom, spread over one floor. It is located on the 4th floor and has a balcony. The living area is listed as 60 m² by the agent, while the BAG registration states 64 m².
What is the energy label and what does it mean?
The energy label is C. This label indicates the home's energy performance, but it does not directly describe the insulation or construction. The agent does mention that the home has double glazing. With label C, you can expect moderate energy costs, but the exact amount depends on usage and other factors.
What is the homeowners' association fee?
The homeowners' association (VvE) fee is €198.65 per month. This fee is used for the maintenance of shared areas and the building as a whole. The property is freehold, meaning you own the full rights to the apartment.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value increased by 45%, from €226,000 to €328,000. This shows a significant rise in the municipal valuation over that period. The reference date for the current value is 1 January 2025.
What are the noise levels like at this address?
The road traffic noise level is 70 dB Lden, which is above the Dutch noise norm. Rail traffic noise is 31 dB Lden and air traffic noise is 26 dB Lden, both below the norm. These are area-level indications based on public data, not measurements inside the home.
What is the foundation risk for this property?
The foundation risk indication for this address is low. This is based on area-level data, not an inspection of the specific home. The building was constructed in 1956, which is before 1970, but the risk level is still indicated as low.
What are the flood and heat stress risks?
The pluvial flooding risk is low, and the flood risk is low for both the current situation and 2050. Heat stress is currently medium, but it is expected to become elevated by 2050. These are area-level indications from climate impact data.
Which supermarkets are nearby?
The nearest supermarket is a Jumbo at 234 metres, which is just around the corner. An Albert Heijn is at 375 metres, and a Dirk is at 549 metres. There are also other Albert Heijn stores within 600 metres, giving you plenty of options for groceries.
What schools are close to this apartment?
Two primary schools are within a five-minute walk: the Waalse School and OBS Crooswijk, both at 335 metres. The Jan Prins school is at 573 metres, and the Koningin Wilhelminaschool is at 588 metres. There are also secondary schools within a reasonable distance.
How is the public transport connection?
The tram stop Meent is on your doorstep, with lines 6 and 7. Other stops on the same lines are Kipstraat at 421 metres and Jonker Fransstraat at 482 metres. Rotterdam Blaak train station is at 568 metres, about a ten-minute walk.
What is the neighbourhood like according to residents?
Residents of the district give an average score of 7.65 out of 10, based on 14 reviews. One resident says it is a safe and beautiful neighbourhood with nature and houses, and that the metro and tram are nearby. Another mentions that the area buzzes with students and families, though sometimes noisy, and that rubbish bins can be an issue.
Experiences from Rubroek
How residents experience their neighbourhood
Well, good people get along well here, my only downside is too little control over the parking spaces, a lot of nuisance from youngsters with those balloons.
Auto-translated to English by AIStatistics for Rubroek
Figures on residents, liveability and the housing market
| Sale price | €382,558 | €350,000 |
|---|---|---|
| Sale per m² | €5,141 | – |
| Rent price | €1,698 p/m | €1,823 p/m |
| Rent per m² | €24 p/m | – |
Experiences from Kralingen-Crooswijk
How residents experience their district
We regularly have trouble with full rubbish bins, causing rubbish bags to be left on the street, and I see in the neighbourhood app that there are issues with stolen packages from delivery services (although I think this is due to the residential building). Furthermore, the area buzzes with students and families and the atmosphere is mostly good, though sometimes noisy.
Auto-translated to English by AIIt is a very safe neighbourhood. It is clean and beautiful with its nature and houses. The metro and tram are nearby and from there you can get anywhere really. There are also always enough shared bikes/scooters in the area. For children, there are plenty of schools and sports facilities in the neighbourhood. A playground is not very close, only a big one on the Oudedijk. But there are enough small parks to play in, or on school playgrounds. There are plenty of nice little cafes and ice cream shops.
Auto-translated to English by AIIt's fairly quiet, everything is nearby and very nice to live
Auto-translated to English by AIDespite all the rubbish on the streets, it is a nice child-friendly neighbourhood with many schools in the area and shops are easily accessible, but there could be a lot less rubbish.
Auto-translated to English by AIMany people just throw everything on the street and the municipality of Rotterdam just leaves it lying around. Otherwise, it's quite nice to live here.
Auto-translated to English by AInice neighbourhood with many shops nearby. it's also safe here.
Auto-translated to English by AINo one here is social, always immediately aggressive and there is not enough green, everything is rubbish
Auto-translated to English by AISometimes unsafe, otherwise clean, new and close to the Kralingse Plas.
Auto-translated to English by AIStatistics for Kralingen-Crooswijk
Figures on residents, liveability and the housing market
| Sale price | €572,216 | €465,972 |
|---|---|---|
| Sale per m² | €5,439 | – |
| Rent price | €2,098 p/m | €2,056 p/m |
| Rent per m² | €22 p/m | – |
Experiences from Rotterdam
How residents experience their municipality
Het is net een klein dorpje, je kunt overal fijn heen fietsen of lopen. Er is ook openbaar vervoer wat het nog makkelijker maakt om ergens heen te gaan. Niet al te ver van het centrum af.
Auto-translated to English by AII've lived here for a few years. There's litter on the ground. But the supermarkets are good in the neighbourhood and there's a community centre. Nice!
Auto-translated to English by AIA very nice neighbourhood. The airport is nearby, but you don't hear a thing. Zestienhovenpark is great for walking or jogging. Many families with children live here. There is a lot of greenery and you see many birds. The best neighbourhood
Auto-translated to English by AIed432f34g
Auto-translated to English by AIWell, I was born here so I grew up with the neighbourhood as it is now.
Auto-translated to English by AIThe neighbourhood is improving more and more each year. Thanks to the rent law, there are fewer slumlords and more and more families. It sometimes still has a bad reputation, but that is undeserved except for a few streets. The location is fantastic, metro, Zuidplein, city centre a quarter of an hour by bike. Zuiderpark is also around the corner and soon the Nelson Mandela park.
Auto-translated to English by AIThe facilities and the apartment itself are nice. But around the building there is a lot of rubbish on the street and junkies.
Auto-translated to English by AIIt is and remains a village
Auto-translated to English by AIStatistics for Rotterdam
Figures on residents, liveability and the housing market
| Sale price | €509,789 | €435,463 |
|---|---|---|
| Sale per m² | €4,958 | – |
| Rent price | €2,149 p/m | €2,085 p/m |
| Rent per m² | €25 p/m | – |
Location and amenities
Jonker Fransstraat 187, Rotterdam
Risks and environmental factors
Noise, foundation and climate around this address
Noise levels
Foundation risk
Rainwater flooding
Flooding
Heat stress
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