A classic Scheveningen portiekflat
This apartment sits in Vissershaven, the Scheveningen neighbourhood where the sea air and the old fishing village character meet. With 4,900 residents, it is a lively part of Den Haag where the community is close and the streets have a familiar feel. The asking price of €397,500 is keen compared with the neighbourhood average asking price of €914,725, and it sits well below the average for apartments in Den Haag.
The home itself
Built in 1934, this portiekflat (an apartment with an open porch) sits on the second living floor and spans four floors in total. The agent lists the living area at 70 m², while the BAG registration records 68 m². There are four rooms, two bedrooms and one bathroom, with a balcony and free views. The home has a central heating boiler and is owned as municipal ground lease with an annual canon of €490.06, which can be bought off. The homeowners' association fee is €150 per month. The energy label is D, so expect moderate energy costs.
Life in Vissershaven
Residents give the neighbourhood an average score of 7.38, based on three reviews. One resident says: "If you are a Scheveningen, then you are (unfortunately) one of us. But most Hagenaars, and whoever else, friendly, everyone who behaves, what matters is harmony." Another describes it as a "cosy neighbourhood" where "thanks to the close community, it is very safe on the streets and in the neighbourhood." The same resident notes that young people sometimes race by on fatbikes in the evenings. Around half of households are single-person, and the average household size is 1.8. The Vissershaven neighbourhood has a mix of ages, with 22% of residents aged 65 or over.
Amenities and transport
The daily routine is well covered here. The Jumbo and Hoogvliet supermarkets are just around the corner, with an Albert Heijn a couple of streets away. Apotheek Duindorp pharmacy is on your doorstep. Bus stops at Dr. Lelykade (line 28) and Douzastraat (lines 22, 28 and 22B) are within a short walk, and Den Haag Centraal station is about 4.2 km away. For schools, the nearest primary is De Parachute and the nearest secondary is Sint-Maartenscollege, both around 6 km from the home. The municipality of Den Haag offers the wider range of facilities.
WOZ and address data
The WOZ value is not stated in the available data, so no comparison with the asking price can be made here. The address-level risk data from public sources (Atlas Leefomgeving, KCAF and Klimaateffectatlas) gives area-level indications rather than an inspection of this specific home. Road traffic noise is measured at 58 dB Lden, above the noise standard for the reference year 2022, while aircraft noise is 17 dB Lden, below the standard. The foundation risk indication is medium, as the building dates from before 1970. For climate, pluvial flooding at heavy rain is medium, current flood risk is low, and heat stress is medium both now and in 2050.
Source and agent
At the time of writing the home is offered via multiple channels, including Dekkers De Groot Makelaardij and their listing on Funda.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
Features
Details of this home
Transfer
Price
Areas and volume
Layout
Construction
Outdoor space
Frequently asked questions
About Kranenburgweg 109, 'S-Gravenhage
What does the asking price of €397,500 mean for this apartment?
The asking price is keen compared with the neighbourhood average asking price of €914,725, which is a difference of 57% below that average. Per square metre the price is €5,679 based on the agent's listed area of 70 m², which is 25% below the neighbourhood average per m². The price verdict is therefore keen, meaning it sits below what is typical for this area.
How many rooms and bedrooms does this apartment have?
According to the agent, the apartment has four rooms in total, including two bedrooms and one bathroom. It is a portiekflat, meaning an apartment with an open porch, located on the second living floor. The home spans four floors and has a volume of 225 m³. There is also a balcony with free views, according to the agent.
What is the energy label and what does it mean for costs?
The energy label is D. This is not the most efficient label, so you can expect moderate energy costs for heating and electricity. The home has a central heating boiler (cv-ketel) according to the agent. In the wider neighbourhood, 50% of the homes for sale have label A and 31.7% have label A+, while 8.3% have label D or lower, but this home's label is what applies to this specific apartment.
What is the ground lease situation for this property?
The property is municipal ground lease (erfpacht) with an annual canon of €490.06 per year. The agent states that there is an option to buy off the ground lease. This is a separate cost on top of the purchase price, and the homeowners' association fee is €150 per month. The ground lease arrangement is a standard feature for many homes in Den Haag.
What is the foundation risk for this home?
The foundation risk indication for this address is medium, according to public risk data from KCAF. This is an area-level indication, not an inspection of this specific home. The building was constructed in 1934, before 1970, and 100% of the properties in this postcode area were built before 1970, which is why the area is flagged as a KCAF attention area. This is factual information about the area, not a diagnosis of this particular property.
How noisy is it at this address?
According to public data from Atlas Leefomgeving for the reference year 2022, road traffic noise at this address is measured at 58 dB Lden, which is above the Dutch noise standard. Aircraft noise is measured at 17 dB Lden, which is below the noise standard. These are area-level indications based on public data, not measurements taken inside this specific home. The noise levels describe the general sound environment around the address.
What supermarkets and shops are nearby?
The Jumbo and Hoogvliet supermarkets are both about 600 metres away, and an Albert Heijn is about 640 metres away, so daily groceries are within easy walking distance. Apotheek Duindorp pharmacy is about 500 metres from the home. For healthcare, the nearest GP practice is MediCor Gezondheidszorg at Rijswijkseplein in Den Haag, about 4.6 km away. The nearest hospital is PsyQ, about 3.1 km away.
What public transport options are available?
The nearest bus stop is Dr. Lelykade, about 89 metres away, served by bus line 28. The Douzastraat stop is about 193 metres away with lines 22, 28 and 22B, and Nieboerweg is about 250 metres away with lines 22, N1 and 22B. For rail travel, Den Haag Centraal station is about 4.2 km from the home. These stops give you regular bus connections in the area.
What do residents say about living in Vissershaven?
Residents give the neighbourhood an average score of 7.38 out of 10, based on three reviews. One resident describes it as a cosy neighbourhood where the close community makes it very safe on the streets. Another notes that there is very little nuisance such as crime, though young people sometimes race by on fatbikes in the evenings. A third resident mentions the Bosjes van Poot green space nearby and says the community is fine with open communication.
How does this apartment compare with other homes in the neighbourhood?
The asking price of €397,500 is 57% below the neighbourhood average asking price of €914,725. The living area of 70 m² is 41% smaller than the neighbourhood average of 118 m². The price per m² is €5,679, which is 25% below the neighbourhood average per m². The energy label D is lower than much of the current supply, where 50% has label A and 31.7% has label A+.
