A classic upper maisonette in Nieuwe Westen
This 1910 upper maisonette sits on the first living floor of a double upper house on the Passerelstraat, in the Nieuwe Westen neighbourhood of Rotterdam. It is a home with history, built in a year when the city was expanding rapidly, and it carries that character in its bones. The asking price of €345,000 is keen compared with the neighbourhood average asking price of €474,981, which puts it 27% below that figure. For context, the average asking price per m² in the neighbourhood is €4,647, while this home is listed at €3,791 per m² based on the agent's floor area. If you are looking at apartments in Rotterdam, this one stands out for its price position.
The home itself
According to the agent, this upper maisonette spans two floors and includes five rooms, three bedrooms, and one bathroom. The living area is listed as 91 m² by the agent, while the BAG registration records 104 m². The home has double glazing and a central heating boiler, and it is offered as full ownership. There is a homeowners' association fee of €75 per month. The energy label is D, which means you can expect moderate energy costs, though the exact amount will depend on your usage.
Life in Nieuwe Westen
Nieuwe Westen is a lively, mixed neighbourhood where residents give an average score of 7.2 out of 10, based on five reviews. One resident describes it as "a jack of all trades," noting the many nationalities living together and the range of activities for all ages, though they also mention noise from neighbours and some littering. Another resident finds it "quiet" and safe during the day, but less so in the evening. The neighbourhood has around 19,385 residents, and about half of households are single-person households. It is a place with a strong community feel, even if the reviews show it is not without its challenges. For more on what it is like to live here, see the Nieuwe Westen neighbourhood.
Amenities and transport
Daily errands are easy from this address. The Albert Heijn is just around the corner, with Jumbo and Ekoplaza a couple of streets away. For primary education, CBS Mozaiek is a five-minute walk, and there are several other schools nearby, including MEX010 for secondary education. The nearest GP is Hospice De Vier Vogels, and the pharmacy, Apotheek Delfshaven, is just around the corner. Public transport is well within reach: the Heemraadsplein tram stop is a couple of streets away, serving lines 4, 6, 14, and 32, and the Coolhaven metro stop is a five-minute walk, with lines 3, A, B, and C. Rotterdam Centraal station is a ten-minute walk or a short cycle, and the Erasmus Medisch Centrum hospital is about a ten-minute walk. The municipality of Rotterdam offers all this and more.
WOZ value and address data
The WOZ value of this home is €412,000, as of the reference date 1 January 2025. The asking price of €345,000 is 16% below this WOZ value. Over the five years from 2020 to 2025, the WOZ value rose by 47%, from €280,000 to €412,000. As for the address, the noise levels from road, rail, and air traffic are all below the relevant standards. The foundation risk indication is low, with only 2% of properties in the area showing an elevated risk of pile rot, according to the Klimaateffectatlas. These are area-level indications, not an inspection of this specific home. The climate data shows an elevated risk of pluvial flooding during heavy rain, while the current flood risk is low, and heat stress is currently medium but could become elevated by 2050.
Source and agent
At the time of writing, this home is offered via multiple channels, including De Makelaars Rotterdam en Zoetermeer and De Makelaars Jenné | Baars | Jenné 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
Energy
Save up to € 400 on your energy billCompare nowAreas and volume
Layout
Construction
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 Passerelstraat 40C, Rotterdam
How does the asking price compare to the neighbourhood average?
The asking price of €345,000 is 27% below the neighbourhood average asking price of €474,981. The price per m² is €3,791, based on the agent's floor area of 91 m², which is 18% below the neighbourhood average of €4,647 per m². This makes the asking price keen relative to the local market, according to the precomputed comparison.
What is the layout of this upper maisonette?
According to the agent, this upper maisonette has five rooms, including three bedrooms and one bathroom, spread over two floors. The living area is listed as 91 m² by the agent, while the BAG registration records 104 m². The home is located on the first living floor of a double upper house, and it is offered as full ownership.
What is the WOZ value and how has it changed?
The WOZ value is €412,000, as of the reference date 1 January 2025. The asking price of €345,000 is 16% below this WOZ value. Over the five years from 2020 to 2025, the WOZ value increased by 47%, from €280,000 to €412,000. This shows a significant rise in the municipal valuation over that period.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public data from the Klimaateffectatlas. In the area, 2% of properties have an elevated risk of pile rot. This is an area-level indication, not an inspection of this specific home. The home was built in 1910, which is before 1970, a factor that is noted in the risk data.
What public transport options are nearby?
The Heemraadsplein tram stop is a couple of streets away, serving tram and bus lines 4, 6, 14, and 32. The Coolhaven metro stop is a five-minute walk, with metro lines 3, A, B, and C. There is also a bus stop at Hooidrift, served by line 32. Rotterdam Centraal train station is about 1.9 km away.
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 double glazing, which helps with insulation, but the exact energy bills will depend on your usage and the efficiency of the central heating boiler. No further energy details are stated in the listing.
What is the homeowners' association fee?
The homeowners' association fee is €75 per month. This fee is stated in the listing and is paid to the VvE (homeowners' association) for the maintenance of shared parts of the building.
What do residents say about living in Nieuwe Westen?
Residents give the neighbourhood an average score of 7.2 out of 10, based on five reviews. One resident describes it as "a jack of all trades," mentioning the mix of nationalities and activities for all ages, but also noise from neighbours and littering. Another finds it quiet and safe during the day, but less so in the evening. These reviews reflect personal experiences.
Are there supermarkets and schools within walking distance?
Yes, the Albert Heijn is just around the corner at about 438 metres, with Jumbo and Ekoplaza a couple of streets away. For schools, CBS Mozaiek is a five-minute walk, and MEX010 for secondary education is also nearby. There are several other primary schools within a short walk, including Harbour IBSR Bilingual and De Vierambacht.
What is the asking price per square metre?
The asking price per square metre is €3,791, based on the agent's floor area of 91 m². This is 18% below the neighbourhood average of €4,647 per m². The BAG registration records a larger living area of 104 m², which would give a lower price per m², but the listing uses the agent's figure for this calculation.
