A ground-floor apartment in Oud Charlois
This ground-floor apartment on Maximiliaanstraat 12B sits in Oud Charlois, a neighbourhood in Rotterdam with a lively, mixed character. The asking price is €325,000. The home is a benedenwoning, meaning it occupies the ground floor, and it was built in 1925. For context, you can compare it with other apartments in Rotterdam.
The home itself
The apartment has four rooms, including three bedrooms and one bathroom, spread over two floors. The living area is 88 m² according to both the BAG registration and the agent's listing. It has a rear garden of 40 m² facing northeast, and the property is described as being on a quiet road in a residential area with a sheltered position. The home has double glazing and a central heating boiler. There is a homeowners' association (VvE) with a monthly fee of €7,500, which is a significant amount to factor into your budget.
Life in Oud Charlois
Residents give the neighbourhood an average score of 6.91, based on six reviews. One resident calls it "Cosy" and says it's a "Great neighbourhood". Another review, titled "Ghetto", mentions "Many junkies and psychiatric people. Lots of shouting. Lots of rubbish. Poorly maintained. Positive: tram connection". A third resident, writing under "Poor Charlois", describes feeling harassed and notes that "Accessibility is good, the only positive." These are personal experiences, and the neighbourhood has about 13,860 inhabitants. The mix of opinions reflects the area's varied character. For more details, you can look at the Oud Charlois neighbourhood.
Amenities and transport
Daily errands are easy from here. The nearest supermarket is MCD, just around the corner, with Aldi and PLUS a couple of streets away. Basisschool Wereldwijs is on your doorstep, and Obs Charlois is a five-minute walk. The GP practice Huisartsenpraktijk Boute and BENU Apotheek Charlois are both just around the corner. For public transport, the tram stop Katendrechtse Lagedijk is a couple of streets away, served by lines 2, 7, 11 and 44, and the bus stop Karel de Stouteplein is also nearby with lines 71 and 72. The nearest train station is Rotterdam Zuid, about a ten-minute walk. This is all within the municipality of Rotterdam.
WOZ value and address data
The WOZ value for this home is €300,000, based on the reference date of 1 January 2025. The asking price is 8% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 43%, from €210,000 to €300,000. As for the address, the noise level from road traffic is 56 dB Lden, which is above the noise standard, while rail, air and industrial noise are all below their respective standards. The foundation risk indication is medium, based on area-level data, and the soil is clay. Pluvial flooding risk is elevated, while flood risk is low now and in 2050. Heat stress is currently medium, rising to elevated by 2050. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Zuidstad Makelaars and Zuidstad 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 Maximiliaanstraat 12B, Rotterdam
How does the asking price compare to the WOZ value?
The asking price of €325,000 is 8% above the WOZ value of €300,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price per square metre is €3,693, based on the agent's listing. This comparison is precomputed and does not imply any judgement about whether the price is fair.
What is the layout of this apartment?
The apartment has four rooms in total, including three bedrooms and one bathroom, spread over two floors. The living area is 88 m², according to both the BAG registration and the agent's listing. It is a ground-floor apartment (benedenwoning) with a rear garden of 40 m² facing northeast. The home has double glazing and a central heating boiler.
What is the homeowners' association fee?
The monthly homeowners' association (VvE) fee is €7,500. This is a significant amount, so it is worth considering how it fits into your monthly budget. The fee is stated in the listing, and no further details about what it covers are provided.
What is the energy label and what does it mean?
The energy label is A, which is an efficient label. This means the home is likely to have relatively low energy costs compared to less efficient labels. The home also has double glazing, according to the agent. The label is a fact, and no further details about the insulation or heating system are given beyond the double glazing and the central heating boiler.
What is the foundation risk for this address?
The foundation risk indication for this address is medium, based on area-level data. The home was built in 1925 on clay soil, which may mean wooden piles or a shallow foundation. In the area, 2% of properties have an elevated risk of pile rot, according to the Klimaateffectatlas. This is an area-level indication, not an inspection of this specific home.
What are the noise levels like at this address?
The noise level from road traffic is 56 dB Lden, which is above the noise standard. Rail noise is 23 dB Lden, air traffic noise is 25 dB Lden, and industrial noise is 45 dB Lden, all below their respective standards. These figures are based on public data from 2022 to 2024 and are area-level indications, not measurements at the property itself.
What is the flood and heat stress risk?
Pluvial flooding risk (from heavy rain) is elevated, while flood risk from rivers or the sea is low now and in 2050. Heat stress is currently medium, rising to elevated by 2050. These are area-level indications based on climate data, not a specific assessment of this home.
What supermarkets and schools are nearby?
The nearest supermarket is MCD, about 452 metres away, with Aldi at 505 metres and PLUS at 572 metres. Basisschool Wereldwijs is 146 metres away, and Obs Charlois is 415 metres away. There are also several other primary schools within a short distance, and Hugo de Groot secondary school is 612 metres away.
What public transport options are available?
The tram stop Katendrechtse Lagedijk is 152 metres away, served by lines 2, 7, 11 and 44. The bus stops Karel de Stouteplein and Robbenoordplein are 198 and 265 metres away, both served by lines 71 and 72. The nearest train station is Rotterdam Zuid, about 2.9 km away.
What is the neighbourhood like according to residents?
Residents give Oud Charlois an average score of 6.91, based on six reviews. One resident calls it "Cosy" and says it's a "Great neighbourhood". Another mentions "Many junkies and psychiatric people. Lots of shouting. Lots of rubbish. Poorly maintained. Positive: tram connection". A third describes feeling harassed and notes that "Accessibility is good, the only positive." These are personal experiences, and the neighbourhood has about 13,860 inhabitants.
