A ground-floor apartment in Hillesluis
This is a ground-floor apartment on the Polderlaan in Hillesluis, a neighbourhood in the Feijenoord district of Rotterdam. The home dates from 1925 and has an energy label C. The asking price is €269,500. For a sense of what this price buys, you can compare it with other [apartments in Rotterdam].
The home itself
The apartment is a benedenwoning, located on the first living floor, with three rooms, two bedrooms, and one bathroom. The living area is 52 m² according to the agent, while the BAG registration lists 53 m². The home has a garden at the back, 55 m², facing northwest. According to the agent, the home has double glazing and a central heating boiler. The monthly homeowners' association contribution is €5,500.
Life in Hillesluis
Hillesluis is a neighbourhood where residents of the district give an average score of 6.61, based on 30 reviews. One resident says: "Reasonably nice neighbourhood, shame that household waste stays on the street too long." Another resident describes it as "Quiet." A third resident is less positive, mentioning "Litter, noise pollution, loitering youths, crowded, unhygienic, unsafe." The neighbourhood has about 12,185 inhabitants, and 46% of households are single-person households. For more context, you can read about [the Hillesluis neighbourhood].
Amenities and transport
For daily errands, the Albert Heijn is on your doorstep, and the Dirk is just around the corner. Kindcentrum Blijvliet, a primary school, is also on your doorstep. The nearest GP is Huisartsenpraktijk Hillesluis, a couple of streets away, and the BENU Apotheek Lijn2 is a five-minute walk. Bus line 66 stops at Polderlaan, just around the corner, and tram lines 2 and 66 stop at Hillevliet, also close by. Rotterdam Zuid train station is a ten-minute walk. The municipality of Rotterdam is the broader area in which this home sits, and you can find more about [the municipality of Rotterdam].
WOZ and address data
The WOZ value is €315,000, with a reference date of 1 January 2025. The asking price is 14% below this WOZ value. Between 2020 and 2025, the WOZ value rose by 109%, from €151,000 to €315,000. As for address-level risk indications, the noise from road traffic is 55 dB Lden, which is above the noise standard, based on 2022 data. The foundation risk indication is medium, and the soil type is clay, which is an area-level indication. Pluvial flooding at heavy rain is indicated as medium, and 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.
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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 Polderlaan 47A, Rotterdam
How does the asking price compare to the WOZ value?
The asking price of €269,500 is 14% below the WOZ value of €315,000, which was set on 1 January 2025. This means the asking price is lower than the municipal valuation. The WOZ value is the official valuation for tax purposes, not the current market value. The price per square metre, based on the agent's listed living area of 52 m², is €5,183.
What is the layout of this apartment?
This is a ground-floor apartment, a benedenwoning, located on the first living floor. It has three rooms, including two bedrooms and one bathroom. The living area is 52 m² according to the agent, while the BAG registration lists 53 m². The home has a garden at the back, 55 m², facing northwest. The agent also mentions double glazing and a central heating boiler.
What is the WOZ value and how has it developed?
The WOZ value is €315,000, with a reference date of 1 January 2025. Over the past five years, the WOZ value has increased by 109%, from €151,000 in 2020 to €315,000 in 2025. This development is based on municipal data. The asking price is 14% below the current WOZ value.
What are the noise levels around this address?
According to address-level risk data, the noise from road traffic is 55 dB Lden, which is above the noise standard, based on 2022 data. Noise from rail traffic is 35 dB Lden, which is not above the standard, and noise from air traffic is 26 dB Lden, also not above the standard. These are area-level indications, not measurements at the home itself.
What supermarkets and schools are nearby?
The Albert Heijn is on your doorstep, and the Dirk is just around the corner. A Lidl is a couple of streets away. For schools, Kindcentrum Blijvliet, a primary school, is on your doorstep, and the Heldringschool, a special primary school, is just around the corner. The nearest GP is Huisartsenpraktijk Hillesluis, and the pharmacy is BENU Apotheek Lijn2.
What public transport options are available?
Bus line 66 stops at Polderlaan, just around the corner. Tram lines 2 and 66 stop at Hillevliet, also close by, and tram line 5 stops at Beijerlandselaan, a couple of streets away. Rotterdam Zuid train station is about 824 metres away, which is a ten-minute walk. The station is served by trains, though specific destinations are not listed.
What is the neighbourhood of Hillesluis like?
Hillesluis is a neighbourhood in the Feijenoord district of Rotterdam. Residents of the district give an average score of 6.61, based on 30 reviews. One resident says: "Reasonably nice neighbourhood, shame that household waste stays on the street too long." Another describes it as "Quiet." A third mentions "Litter, noise pollution, loitering youths, crowded, unhygienic, unsafe." The neighbourhood has about 12,185 inhabitants.
What is the foundation risk for this area?
The foundation risk indication for this address is medium, according to area-level data. The soil type is clay, and the home was built in 1925. In this neighbourhood, 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 is the energy label and what does it mean?
The energy label is C. This label indicates the energy performance of the home, but it does not say anything about the structural condition. The agent mentions that the home has double glazing. With label C, energy costs are likely to be moderate, but the exact costs depend on usage and energy prices.
