A bright upper maisonette in Kralingen Oost
This 1932 upper maisonette on 's-Gravenweg sits in Kralingen Oost, a leafy part of Rotterdam where the streets are lined with pre-war brick and the Kralingse Plas is a short stroll away. With 104 square metres of living space according to the BAG registration (the agent lists 112), it is a generously proportioned home for the price. At €450,000, the asking price is keen compared with the neighbourhood average, sitting 50% below the average asking price of €896,455 in this part of town. For context, apartments in Rotterdam vary widely, but this one is priced to move.
Inside the home
The apartment spans two floors and includes four rooms, two bedrooms and one bathroom. It is a double upper maisonette, so you get the top two levels of the building, with the living space on the first floor. There is a balcony, and the home has double glazing and a central heating boiler. It is freehold, so you own the property outright, with a monthly HOA fee of €100. The agent notes a free view from the living area, which is a nice touch in a city setting.
Life in Kralingen Oost
Residents here give the neighbourhood an average score of 6.75, based on three reviews. One resident says: "It is a very safe neighbourhood. It is clean and beautiful with its nature and houses. The metro and tram are nearby and from there you can get anywhere really." Another, who grew up here, adds: "It's a very nice, cosy neighbourhood, easily accessible by e.g. metro or tram," though they note there is litter and occasional bike theft. A third review is less positive, mentioning a lack of green and social friction. The neighbourhood has around 8,600 residents, and 62% of households are single-person, which shapes the local vibe. For more on the area, see the Kralingen Oost neighbourhood.
Amenities and getting around
Daily errands are easy from here. The SPAR is just around the corner, and Albert Heijn and Aldi are a five-minute walk away. For schools, Montessorischool Kralingen and Vrije School Vredehof are both within a couple of streets away. The GP practice Huisartsencentrum Kralingen is a five-minute walk, and the pharmacy Service Apotheek Ramleh is a ten-minute walk. Public transport is well covered: the Essenlaan tram stop is on your doorstep with lines 5, 7 and 15, and the Voorschoterlaan metro stop is a five-minute walk with lines A, B and C. Rotterdam Blaak station is about 2 km away. The municipality of Rotterdam offers all the city amenities you could need.
WOZ value and address data
The WOZ value, set by the municipality on 1 January 2025, is €533,000. The asking price of €450,000 sits 16% below that value. Over the past five years, the WOZ value has risen 37%, from €388,000 in 2020 to €533,000 in 2025. As for the address itself, the area-level data shows road traffic noise at 64 dB, which is above the norm, while rail and aircraft noise are below their norms. The foundation risk indication is low, with only 2% of buildings in the area flagged for elevated pile rot risk. Pluvial flooding risk is low, and heat stress is medium. These are area-level indications, not an inspection of this specific home.
About the listing
At the time of writing, the home is offered via multiple channels, including Makelaarskantoor Langejan and their Funda listing.
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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 's-Gravenweg 38A, Rotterdam
How does the asking price compare to the WOZ value?
The asking price of €450,000 is 16% below the WOZ value of €533,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value, but the gap is notable. Over the past five years, the WOZ value has increased by 37%, from €388,000 in 2020 to €533,000 in 2025, which suggests the property has appreciated significantly in recent years.
What is the layout of this apartment?
This is a double upper maisonette, meaning it occupies the top two floors of the building. It has four rooms in total, including two bedrooms and one bathroom. The living area is on the first floor, and there is a balcony. The total living area is 104 square metres according to the BAG registration, while the agent lists 112 square metres. The home also has a volume of 395 cubic metres.
What is the energy label and what does it mean for costs?
The energy label is C. 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, and a central heating boiler. The exact monthly costs will depend on your usage and energy prices, but label C is not the most efficient, so it is worth budgeting for typical energy bills.
What is the foundation risk for this property?
The foundation risk indication for this address is low, according to area-level data from the Klimaateffectatlas. This is based on the fact that the building was constructed before 1970, in 1932, and only 2% of buildings in the neighbourhood have an elevated risk of pile rot. This is an area-level indication, not an inspection of this specific home, so it does not guarantee the condition of the foundation here.
What are the noise levels like at this address?
The area-level data shows road traffic noise at 64 dB, which is above the Dutch noise norm. Rail noise is 29 dB and aircraft noise is 30 dB, both below their respective norms. These figures come from public data on the address level and are indications for the area, not measurements taken at the property itself. If noise is a concern, it is worth considering the road traffic levels when viewing the home.
What supermarkets and schools are nearby?
The nearest supermarket is a SPAR, just 374 metres away, and there are Albert Heijn and Aldi stores about 576 metres from the home. For schools, Montessorischool Kralingen is 219 metres away, and Vrije School Vredehof is 255 metres away, both primary schools. There is also a secondary school, Vrije School Zuid-Holland, at 415 metres. These are all within a short walk.
How is the public transport in this area?
Public transport is very accessible. The Essenlaan tram stop is just 137 metres away, with tram lines 5, 7 and 15. The Voorschoterlaan metro stop is 357 metres away, serving metro lines A, B and C, as well as trams and buses. There is also a tram stop at 's-Gravenwetering, 552 metres away, with lines 7 and 15. The nearest train station is Rotterdam Blaak, about 2 km away.
What is the neighbourhood like to live in?
Kralingen Oost has an average resident score of 6.75 out of 10, based on three reviews. One resident describes it as a safe, clean neighbourhood with nature and houses, and notes the metro and tram are nearby. Another resident, who grew up here, calls it cosy and easily accessible, but mentions litter and occasional bike theft. A third review is less positive, citing a lack of green and social friction. The neighbourhood has around 8,600 residents, with a high share of single-person households.
Is there a balcony or outdoor space?
Yes, the apartment has a balcony, according to the agent's description. The home is located on the first floor of the building, and the balcony is part of the living space. There is no garden or garage mentioned in the listing, so the balcony is the main outdoor area. The agent also notes a free view from the living area, which adds to the sense of space.
What is the HOA fee and what does it cover?
The monthly HOA fee is €100. This is a common arrangement for apartments in the Netherlands, where the fee typically covers shared maintenance, insurance, and sometimes a reserve fund for future repairs.
