A 1929 apartment on a quiet road
This apartment sits on the Soestdijksekade in Rustenburg, a neighbourhood in Den Haag where the streets have a lived-in, everyday feel. Built in 1929, it is a classic portiekwoning, a type of apartment with a shared entrance, and it comes with an energy label F. The asking price of €285,000 is keen compared with the average asking price of €320,930 in the neighbourhood, according to the precomputed comparison. For context, [apartments in Den Haag]( /koopwoningen/s-gravenhage/appartementen/) vary widely in price, but this one sits at the lower end of the local range.
Inside the home
The apartment has four rooms, including three bedrooms and one bathroom, spread over a single floor on the third storey. The living area is 80 square metres, and the agent lists the same figure as the BAG registration, so there is no discrepancy. There is a balcony, and the home has double glazing and a central heating boiler. The property is held under leasehold, with an annual ground rent of €358.06. According to the agent, it is situated on a quiet road.
Life in Rustenburg
Rustenburg is a neighbourhood of about 6,160 residents, and most of the housing stock dates from before 1945. Residents give the area an average score of 6.78, based on five reviews. One resident says: "It's safe but quite far from the city. Public transport is always slow and breaks down. Besides, there's no nature and my neighbourhood is extremely noisy." Another resident mentions concerns about crime and nuisance, including a break-in and theft from a work van, and an explosive device placed near a café. A third resident notes that the Zuiderpark is relatively close but that some people avoid it because of loitering youths. The reviews paint a mixed picture, with accessibility and nearby shops praised, but safety and noise questioned. For more on the area, see [the Rustenburg neighbourhood]( /buurt/rustenburg-s-gravenhage/).
Amenities and transport
Daily errands are easy from here. The nearest supermarket, an Albert Heijn, is just around the corner, with a Jumbo and another Albert Heijn a couple of streets away. The Service Apotheek Zuiderpark pharmacy is on your doorstep, and the HagaZiekenhuis Juliana Kinderziekenhuis hospital is a ten-minute walk. For public transport, the Tienhovenselaan tram stop is just around the corner, served by lines 4 and 6, and the Zuiderpark bus stop is a couple of streets away with lines 25 and 26. The nearest train station, Den Haag Moerwijk, is about 2.3 kilometres away. For a broader view of the area, see [the municipality of Den Haag]( /gemeente/s-gravenhage/).
WOZ value and address data
The WOZ value of the property is €255,000, with a reference date of 1 January 2025. The asking price is 12% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 51%, from €169,000 to €255,000. As for address-level risks, these are area-level indications rather than an inspection of this specific home. The noise level from road traffic is 58 dB Lden, which is above the noise standard, while railway and aircraft noise are below the standard. The foundation risk indication is medium, and the soil type is sand. Pluvial flooding risk is low, as is flood risk for both the current situation and 2050, while heat stress is medium for both the present and 2050.
Source and agent
At the time of writing, the home is offered via multiple channels, including Wilburg Makelaars & Taxateurs on Funda, Pararius, and other platforms. The main agent is Wilburg Makelaars & Taxateurs.
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Features
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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 Soestdijksekade 442, 'S-Gravenhage
How does the asking price compare with the WOZ value?
The asking price of €285,000 is 12% above the WOZ value of €255,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Between 2020 and 2025, the WOZ value increased by 51%, from €169,000 to €255,000. This comparison is precomputed and does not imply any judgement about whether the price is fair.
What is the layout of this apartment?
According to the agent, the apartment has four rooms, including three bedrooms and one bathroom, all on a single floor on the third storey. The living area is 80 square metres, and there is a balcony. The property is a portiekwoning, a type of apartment with a shared entrance, and it is situated on a quiet road according to the agent.
What is the energy label and what does it mean for costs?
The energy label is F. This is a low label, so you can expect relatively high energy costs for heating and electricity compared with more efficient labels. The agent states that the home has double glazing and a central heating boiler, but the label itself does not tell you about the overall insulation quality of the building.
What is the foundation risk for this address?
The foundation risk indication for this address is medium, based on area-level data from KCAF. The home was built in 1929, before 1970, and the soil type is sand. This is an indication for the area, not an inspection of this specific property. No conclusion about the actual condition of the foundation can be drawn from this data.
What are the noise levels like at this address?
According to area-level data, the noise level from road traffic is 58 dB Lden, which is above the Dutch noise standard. Railway noise is 30 dB Lden and aircraft noise is 20 dB Lden, both below the standard. These are indications for the address area, not measurements taken at the property itself.
What supermarkets are nearby?
The nearest supermarket is an Albert Heijn at 452 metres, which is just around the corner. A Jumbo is at 520 metres, and another Albert Heijn is at 539 metres, both a couple of streets away. A Lidl is at 766 metres, about a ten-minute walk. This gives you several options for daily groceries within easy reach.
What public transport options are available?
The nearest tram stop is Tienhovenselaan at 264 metres, served by lines 4 and 6. The Zuiderpark bus stop is at 364 metres with lines 25 and 26, and another bus stop at Zuiderparklaan/Escamplaan is at 399 metres with line 456. The nearest train station is Den Haag Moerwijk at 2.3 kilometres.
What do residents say about living in Rustenburg?
Residents give the neighbourhood an average score of 6.78, based on five reviews. One resident says it is safe but far from the city, with slow public transport and noise. Another expresses concern about crime and theft, including a van break-in and an explosive device near a café. A third mentions nuisance from dog poop and neglected boats. The reviews are mixed, with some praising accessibility and shops.
How does the price per square metre compare with the neighbourhood?
The asking price per square metre is €3,562, based on the agent's listed living area of 80 square metres. This is 21% below the average asking price per square metre in the neighbourhood, which is €4,500. The overall asking price of €285,000 is also 11% below the neighbourhood average asking price of €320,930.
