A ground-floor apartment with a garden in Oostbroek-Noord
This ground-floor apartment on the Kootwijkstraat sits on a quiet road in Oostbroek-Noord, a neighbourhood in Den Haag where almost all homes were built before 1945. With 77 m² of living space and a garden at the front and back, it has the feel of a small house rather than a flat. The asking price of €250,000 is keen compared with the average asking price in the neighbourhood, which comes to €331,244. For context, apartments in Den Haag are listed at an average of €4,188 per m², while this home is priced at €3,247 per m².
The home itself
Built in 1928, this benedenwoning has four rooms, including three bedrooms, spread over one floor. The agent describes the setting as a quiet road, and the home has partial double glazing. There is a front garden of 26 m² and a back garden of 89 m². The volume of the home is 289 m³. The energy label is D, which means you can expect moderate energy costs. The home is offered with a homeowners' association fee of €10,000, which is a significant monthly commitment to factor into your budget.
Life in Oostbroek-Noord
Residents of the wider district, which includes Oostbroek-Noord, give their living environment an average score of 6.85, based on eight reviews. 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 mentions "very many unsafe situations in my neighbourhood" and calls for more police. A third resident describes the area as a "ghetto", citing homeless people and speeding cars. These reviews reflect the district as a whole, not just this street. The neighbourhood itself has around 4,580 residents, with a mix of ages and household types. For more on the area, see the Oostbroek-Noord neighbourhood.
Amenities and transport
Daily errands are easy from here. An Albert Heijn supermarket is on your doorstep, and another Albert Heijn is just around the corner. The Maxima Apotheek (Medisi) pharmacy is also just around the corner. For primary education, De Parachute school is a ten-minute walk away. Public transport is well placed: tram line 6 stops at Nunspeetlaan on your doorstep, and tram line 4 stops at Dierenselaan just around the corner. Bus line 456 stops at Den Haag, Zuiderparklaan/Escamplaan, a couple of streets away. The nearest train station is Den Haag Moerwijk, about 2.2 km away. For more on the wider area, see the municipality of Den Haag.
WOZ value and address data
The WOZ value of this home is €310,000, as of the reference date 1 January 2025. The asking price of €250,000 is 19% below the WOZ value. Between 2020 and 2025, the WOZ value rose by 50%, from €207,000 to €310,000. As for address-level risk indications, the noise from road traffic is 49 dB Lden, which is above the noise standard, based on 2022 data. The foundation risk indication is medium, which is an area-level indication based on the fact that the home was built before 1970. The pluvial flooding risk is medium, and the current flood risk is low, while heat stress is currently medium and is expected to be elevated by 2050. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including Rehof Makelaars and Rehof 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 Kootwijkstraat 40, 'S-Gravenhage
How does the asking price compare to the WOZ value?
The asking price of €250,000 is 19% below the WOZ value of €310,000, which was set on 1 January 2025. This means the asking price is lower than the municipal valuation. The WOZ value is not the same as the market value, but it is a reference point used by the municipality for taxes. The price is also 25% below the average asking price in the neighbourhood, which is €331,244.
What is the layout of this apartment?
This is a ground-floor apartment, described as a benedenwoning, with four rooms in total, including three bedrooms. It is spread over one floor, with a living area of 77 m² according to both the BAG registration and the agent. The home has a front garden of 26 m² and a back garden of 89 m². The total volume is 289 m³.
What is the energy label and what does it mean?
The energy label is D. This is a mid-range label, so you can expect moderate energy costs for heating and electricity. The home has partial double glazing, according to the agent. The label is based on the home's characteristics, but it does not tell you the exact condition of the insulation or installations. It is a general indication of energy efficiency.
What is the homeowners' association fee?
The homeowners' association fee is €10,000. This is a significant amount, and it is important to understand what it covers, such as maintenance of common areas or the building's exterior. The fee is stated in the listing, but the details of what it includes are not provided. You would need to ask the agent or the VvE for a breakdown of the costs.
What is the foundation risk for this home?
The foundation risk indication for this address is medium. This is an area-level indication based on public data, not an inspection of this specific home. The home was built in 1928, before 1970, which is a factor in the risk assessment. The indication does not mean there is a known problem, but it is a signal to be aware of the potential for foundation issues in older homes in this area.
What are the noise levels like at this address?
The noise from road traffic at this address is 49 dB Lden, which is above the Dutch noise standard, based on 2022 data. Noise from rail traffic is 31 dB Lden, which is not above the standard, and noise from air traffic is 20 dB Lden, also not above the standard. These are area-level indications from public data, not measurements taken at the property itself.
What supermarkets are nearby?
There are several supermarkets within walking distance. An Albert Heijn is just 169 metres away, which is on your doorstep. Another Albert Heijn is 451 metres away, just around the corner. Further afield, there is an Ekoplaza at 897 metres and a Jumbo at 923 metres, both about a ten-minute walk. This gives you plenty of options for daily groceries.
What public transport options are available?
Public transport is well within reach. Tram line 6 stops at Nunspeetlaan, just 107 metres away, and tram line 4 stops at Dierenselaan, 110 metres away. Bus line 456 stops at Den Haag, Zuiderparklaan/Escamplaan, 353 metres away. The nearest train station is Den Haag Moerwijk, about 2.2 km away. These connections make it easy to get around the city.
What is the neighbourhood like according to residents?
Residents of the wider district, which includes Oostbroek-Noord, give their living environment an average score of 6.85, based on eight reviews. Some residents mention concerns about safety and loitering youths, while others say it is reasonably pleasant to live there. One resident notes that accessibility is good, with trams right outside the door and a shopping centre within walking distance. These reviews reflect the district as a whole, not just this specific street.
How has the WOZ value developed over the past five years?
The WOZ value of this home has increased by 50% between 2020 and 2025, from €207,000 to €310,000. The value rose steadily, with a slight dip in 2023 to €290,000, before climbing again. This development reflects the general trend in the area, but it is not a guarantee of future value changes. The current WOZ value is €310,000, as of 1 January 2025.
