A bright apartment in the heart of Rotterdam
This apartment sits on the tenth floor of a gallery flat on the Karel Doormanstraat, right in the middle of Rotterdam. The building dates from 1992 and carries an energy label B. With a living area of 80 square metres according to the agent, the asking price of €450,000 works out at €5,625 per square metre. That is 16% below the average asking price of €532,585 for homes in the neighbourhood, which the data marks as keen. For context, apartments in Rotterdam in general vary widely in price depending on location and condition.
Inside the home
The apartment has three rooms, including two bedrooms and one bathroom, spread over a single floor. The total volume is 242 cubic metres. The agent mentions double glazing and district heating as the main installations. There is a homeowners' association, with a monthly fee of €283.55. The living area according to the BAG registration is 74 square metres, while the agent lists 80 square metres.
Life in Cool
The Cool neighbourhood is compact and densely built, with a mix of old and new housing. According to CBS figures, 62% of households are single-person, and the average household size is 1.5. Residents give the area an average score of 6.25, based on four reviews. One resident says: "A lot of vagrants. Police are quick to respond, but it's a shame it's necessary." Another simply calls it "Cool". The reviews reflect a lively, central area with some downsides. For more on what it is like to live here, see the Cool neighbourhood.
Amenities and transport
Daily errands are easy from here. An Albert Heijn is on your doorstep, and another is just around the corner. The nearest school, Havo/vwo voor Muziek en Dans, is also just around the corner. The Erasmus Apotheek is a couple of streets away, and the GP practice Wijnhaven is a ten-minute walk. Tram stops Kruisplein and Weena are just around the corner, with lines 1, 3, 4, 5, 6, 7, 8, 11, 12, 14 and 18. Rotterdam Centraal station is a five-minute walk, and the municipality of the municipality of Rotterdam is well served by public transport.
WOZ value and address data
The WOZ value for this property was set at €440,000 on 1 January 2025. The asking price is 2% above that value. Between 2020 and 2025, the WOZ value rose by 32%, from €333,000 to €440,000. As for the area, the noise level from road traffic is 60 dB Lden, which is above the norm, while rail and air traffic noise stay below their norms. The foundation risk indication is low, with 2% of buildings in the area showing an elevated risk of pile rot. Pluvial flooding at heavy rain is medium, and heat stress is elevated. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via two channels, including iSee 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 Karel Doormanstraat 81, Rotterdam
How does the asking price compare to the WOZ value?
The asking price of €450,000 is 2% above the WOZ value of €440,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Over the past five years, the WOZ value has risen by 32%, from €333,000 in 2020 to €440,000 in 2025.
What is the layout of this apartment?
According to the agent, the apartment has three rooms, including two bedrooms and one bathroom, on a single floor. The total volume is 242 cubic metres. The living area is listed as 80 square metres by the agent, while the BAG registration records 74 square metres. The home has double glazing and district heating.
What is the energy label and what does it mean?
The energy label is B. This is an efficient label, which means the home is relatively energy-efficient compared to less efficient labels. The agent also mentions double glazing as an insulation feature. The label is a rating of the home's energy performance, not a statement about its structural condition.
What is the homeowners' association fee?
The monthly homeowners' association fee is €283.55. This fee covers the costs of the shared areas and maintenance of the building.
What is the noise situation around this address?
The area-level data shows road traffic noise at 60 dB Lden, which is above the norm. Rail traffic noise is 34 dB Lden and air traffic noise is 27 dB Lden, both below their norms. These are indications for the area, not measurements inside the home itself.
What is the foundation risk in this area?
The foundation risk indication for this area is low. According to the Klimaateffectatlas, 2% of buildings in the neighbourhood have an elevated risk of pile rot. This is an area-level indication, not an inspection of this specific property.
What are the nearest supermarkets and schools?
An Albert Heijn is about 190 metres away, and another is 331 metres away. The nearest school is Havo/vwo voor Muziek en Dans, a secondary school about 113 metres away. There are also several other schools within a short walk, including Augustinus primary school at 592 metres.
How far is the nearest train station?
Rotterdam Centraal station is about 243 metres away, which is a five-minute walk. The nearest tram stops are Kruisplein and Weena, both about 270 metres away, with multiple tram lines serving the area. Bus stop Rotterdam Centraal Perron BB is about 346 metres away.
What do residents say about living in Cool?
Residents give the neighbourhood an average score of 6.25, based on four reviews. One resident mentions "A lot of vagrants. Police are quick to respond, but it's a shame it's necessary." Another simply says "Cool". The reviews reflect a central, lively area with some challenges.
How does the price per square metre compare to the neighbourhood?
The asking price of €450,000 for 80 square metres works out to €5,625 per square metre, based on the agent's listing. The average asking price per square metre in the neighbourhood is €6,051. This puts the price per square metre about 7% below the neighbourhood average.
