A high-rise home above the city
This apartment sits on the 21st floor of a 2013 tower on Kruisplein, right in the middle of Rotterdam's Cool district. From that height the city opens up around you, with a free view that makes the apartment feel a world away from the bustle below. The last known asking price of €849,000 was on the high side, which was precomputed against the neighbourhood average asking price. For context, that average sat at €553,352, and the price per square metre here came to €6,152 based on the agent's floor area. If you are weighing up the market, it helps to see how this home compares with other apartments in Rotterdam. This home has not been online since 7 October 2026.
The apartment itself
According to the agent, this was a three-room apartment with two bedrooms and one bathroom, all on a single floor. The living area was listed at 138 m² by the agent, while the BAG registration records 103 m². The home had a balcony, and the agent mentioned a free view from the 21st floor. Heating comes from district heating, and the property is held under municipal ground lease, with the perpetual lease already bought off. The monthly homeowners' association contribution was €327.07. The energy label is A, which is an efficient label. The apartment was built in 2013.
Life in Cool
Cool is a compact, central district where the streets are busy and the energy is constant. Of the roughly 6,625 residents, a large share live alone, and the average household size is just 1.5 people. Residents give the neighbourhood 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 are few, so they give only a glimpse of daily life here. The neighbourhood had 64 homes at the time for sale, with asking prices ranging from €225,000 to €2,485,000. If you want a fuller picture, you can read more about the Cool neighbourhood.
Amenities and transport
Daily errands are easy from this spot. An Albert Heijn is on your doorstep, and several other supermarkets, including a Coop and another Albert Heijn, are just around the corner. For school runs, the Augustinus primary school is a couple of streets away, and the Havo/vwo voor Muziek en Dans secondary school is even closer. The Erasmus Apotheek pharmacy is just around the corner, while the nearest GP practice, Huisartsenpraktijk Wijnhaven, is a ten-minute walk. The Kruisplein tram stop is on your doorstep, with lines 1, 3, 4, 5, 6, 7, 8, 11, 12, 14 and 18. Rotterdam Centraal station is just around the corner, and the bus stop at Rotterdam Centraal Perron BB is a couple of streets away. All of this sits within the municipality of Rotterdam.
WOZ and address data
No WOZ value was available for this property, so there was no municipal valuation to compare with the asking price. The address-level risk data, which is an area-level indication rather than an inspection of this specific home, shows road traffic noise at 66 dB Lden, which is above the noise standard, while railway noise at 34 dB Lden and aircraft noise at 26 dB Lden are both below the standard. The foundation risk indication is low, with 2% of properties in this area showing an elevated risk of pile rot. For climate risks, pluvial flooding at heavy rain is elevated, while flood risk is low now and in 2050. Heat stress is medium at present and elevated by 2050.
Source
When this home was still on the market, it was offered via multiple channels, including Max Makelaars, Max Makelaars, Max Makelaars B.V. and Max Makelaars B.V..
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Frequently asked questions
About Kruisplein 446, Rotterdam
What did the asking price of €849,000 mean for this apartment?
The asking price was €849,000, which was on the high side compared with the neighbourhood average asking price of €553,352. The price per square metre was €6,152, based on the agent's floor area of 138 m². The neighbourhood average price per square metre was €5,907. The price verdict was precomputed against the average asking price in Cool, so it reflected the market position of this listing relative to other homes at the time for sale.
How many rooms and bedrooms does this apartment have?
According to the agent, the apartment had three rooms, two bedrooms and one bathroom, all on a single floor. The agent listed the living area at 138 m², while the BAG registration records 103 m². The home also had a balcony and was located on the 21st floor with a free view, as the agent described it. The volume of the property is 422 m³.
What was the energy label and what did it mean for costs?
The energy label is A, which is an efficient label. This meant the home was likely to have relatively low energy costs compared with less efficient labels. The apartment was built in 2013 and uses district heating. The energy label was a fact about the property, and the actual energy costs would depend on your usage and the energy prices at the time.
What is the ground lease situation for this apartment?
The property is held under municipal ground lease, with the perpetual lease already bought off. This meant the ground lease had been settled in full, so there was no ongoing annual ground rent to pay. The agent listed this as 'Gemeentelijke erfpacht (Eeuwigdurend afgekocht)', which translated to municipal ground lease with the perpetual lease redeemed.
What is the monthly homeowners' association contribution?
The monthly homeowners' association contribution was €327.07. This fee goes towards the maintenance of the shared parts of the building, such as the entrance, lifts and common areas. The exact coverage of this contribution was not detailed in the listing, so it was best to review the association's documents if you were considering this home.
What is the noise situation around this address?
The address-level risk data shows road traffic noise at 66 dB Lden, which is above the noise standard. Railway noise is 34 dB Lden and aircraft noise is 26 dB Lden, both below the standard. These are area-level indications based on public data, not measurements inside this specific home.
What are the climate risks for this location?
The climate risk data, which is an area-level indication, shows pluvial flooding at heavy rain is elevated. Flood risk is low both now and in 2050. Heat stress is medium at present and elevated by 2050. These are indications for the area around the address, not an assessment of this specific apartment. The building is from 2013, which is a fact about its age, not a judgement on its resilience.
Which supermarkets are closest to this apartment?
An Albert Heijn is just 56 metres away, making it the nearest supermarket. Other options include an AH to go at 376 metres, another Albert Heijn at 391 metres, a Coop at 441 metres and a third Albert Heijn at 461 metres. With 94 supermarkets within five kilometres, there is plenty of choice for daily groceries.
What public transport options are available nearby?
The Kruisplein tram stop is 74 metres away, with lines 1, 3, 4, 5, 6, 7, 8, 11, 12, 14 and 18. The Lijnbaan tram stop is 313 metres away with lines 1, 3, 5, 7, 11 and 12. Rotterdam Centraal station is 366 metres away, and the bus stop at Rotterdam Centraal Perron BB is 410 metres away with lines 1 and 44.
What is the neighbourhood of Cool like according to residents?
Residents give Cool 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 are few, so they offer only a limited picture. The neighbourhood has about 6,625 residents, with a high share of single-person households at 62%.
How does the floor area of this apartment compare with the neighbourhood average?
The agent listed the living area at 138 m², which was 28% larger than the neighbourhood average of 108 m². The BAG registration records 103 m², which is slightly below the average. The price per square metre of €6,152 was based on the agent's floor area. The difference between the two figures was noted in the listing without further explanation.
What schools are near this apartment?
The nearest school is Havo/vwo voor Muziek en Dans, a secondary school at 123 metres. The Augustinus primary school is 415 metres away, and Schakelschool de Gaffel is 481 metres away. KC Het Oude Westen primary school is 607 metres away, and Mavo Centraal secondary school is 672 metres away. There are 201 schools within five kilometres.
