A classic upper maisonette in Hillegersberg Zuid
Tucked away on a quiet road in the leafy Hillegersberg Zuid, this 1932 upper maisonette feels like a proper slice of classic Rotterdam. The area is known for its pre-war housing stock, and this home sits right in the middle of it, with a calm, residential setting that residents describe as safe and clean. The asking price of €345,000 is in line with the market, and it sits well below the average for apartments in Rotterdam.
The home itself
This upper maisonette spans two floors and offers four rooms, including three bedrooms and one bathroom. The agent lists the living area at 63 m², while the BAG registration records 67 m². The home comes with a balcony, and the agent notes roof insulation and double glazing, plus a central heating boiler. It is offered as full ownership, and the property is located on the second living floor.
Life in Hillegersberg Zuid
Residents give the neighbourhood a 7.58 out of 10, based on three reviews. One resident says: "Safe, clean neighbourhood with good connection to the centre and educational opportunities." Another notes it is "quiet and not too far," though they mention there is no metro within walking distance. The same resident points out that a lot is accessible by bike. The reviews also touch on occasional speed and noise pollution on roads like Straatweg and Kleiweg. Around 67% of homes here are owner-occupied, and the area is home to roughly 8,440 people. For more context, have a look at the Hillegersberg Zuid neighbourhood.
Amenities and transport
Daily errands are easy from here. The SPAR express is on your doorstep, with Hoogvliet just around the corner and Lidl a couple of streets away. De Bergse Zonnebloem primary school is a five-minute walk, and Huisartsenpraktijk De Lis and Apotheek Zeelt & Co. are both just around the corner. Tram line 6 stops at Kleiweg RET, a couple of streets away, and Rotterdam Noord station is a ten-minute walk. The wider area falls under the municipality of Rotterdam.
WOZ and address data
The WOZ value for this home is €361,000 as of 1 January 2025, and the asking price sits 4% below that figure. Between 2020 and 2025, the WOZ value rose by 114%, from €169,000 to €361,000. As for the address itself, the road traffic noise level is 68 dB, which is above the standard, while rail, air and industry noise all stay below their norms. The foundation risk indication is low, with 3% of properties in the area showing an elevated pile-rot risk. Pluvial flooding at heavy rain is medium, and heat stress is medium now and in 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 Hooft Makelaardij.
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Features
Details of this home
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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 Rozenlaan 111C, Rotterdam
How does the asking price compare to the WOZ value?
The WOZ value is €361,000 as of 1 January 2025. The asking price of €345,000 sits 4% below that figure. The WOZ value is the municipal valuation, not the current market value, and it is used for tax purposes. Between 2020 and 2025, the WOZ value rose by 114%, from €169,000 to €361,000.
What is the layout of this apartment?
This is an upper maisonette on the second living floor, spanning two floors. It has four rooms in total, including three bedrooms and one bathroom. The agent lists the living area at 63 m², while the BAG registration records 67 m². There is a balcony, and the property is offered as full ownership.
What is the energy label and what does it mean for costs?
The energy label is C. This label indicates moderate energy efficiency, so you can expect reasonable but not minimal energy costs. The agent notes the home has roof insulation and double glazing, which can help keep heating costs down. The exact monthly costs will depend on your usage and energy prices.
What is the foundation risk for this address?
The foundation risk indication for this address is low. This is based on area-level data from the Klimaateffectatlas, which shows that 3% of properties in the neighbourhood have an elevated pile-rot risk. The home was built in 1932, which is before 1970. This is an area-level indication, not an inspection of this specific home.
What are the noise levels like at this address?
The road traffic noise level at this address is 68 dB, which is above the Dutch standard. Rail noise is 42 dB, air traffic noise is 35 dB, and industry noise is 47 dB, all of which stay below their respective norms. These figures come from public data at address level and are indications, not measurements taken at the property itself.
Which supermarkets are closest to this home?
The SPAR express is about 385 metres away, making it the nearest option for quick groceries. Hoogvliet is just under 450 metres away, and Lidl is about 630 metres from the home. Dirk and Albert Heijn are also within a reasonable distance, at roughly 680 and 940 metres respectively.
What public transport options are available nearby?
Tram line 6 stops at Kleiweg RET, about 340 metres away. Bergpolderplein, about 500 metres away, is served by tram line 6 and bus line 174. Erasmussingel, about 570 metres away, is served by bus line 174. Rotterdam Noord train station is about 760 metres from the home.
How does the price per m² compare to the neighbourhood average?
The asking price per m² is €5,476, based on the agent's listed living area of 63 m². The average asking price per m² in the neighbourhood is €4,778. The asking price of €345,000 sits 29% below the neighbourhood average asking price of €488,799, though the home is also smaller than the neighbourhood average of 108 m².
What do residents say about living in Hillegersberg Zuid?
Residents give the neighbourhood an average score of 7.58 out of 10, based on three reviews. One resident describes it as a "safe, clean neighbourhood with good connection to the centre and educational opportunities." Another says it is "quiet and not too far," though they note there is no metro within walking distance. Some residents mention occasional speed and noise pollution on roads like Straatweg and Kleiweg.
What schools are near this home?
De Bergse Zonnebloem primary school is about 374 metres away, and IKC De Lis is about 385 metres away. For secondary education, the nearest option is about 1.6 km away. There are also several special education schools within a short distance, including Accent VSO Op Noord at about 496 metres.
