Texelsestraat 63B
Carnisse, Rotterdam
AreaA compact apartment in Carnisse
This apartment on Texelsestraat 63B sits in Carnisse, a neighbourhood in the Charlois district of Rotterdam. The home dates from 1940 and carries an energy label C. With a floor area of 46 m² according to the BAG registration, the asking price of €200,000 works out at €4,348 per m². That price is in line with the market, based on the neighbourhood average asking price. For context, the asking price sits 25% below the neighbourhood average of €267,172, and the living area is 32% smaller than the neighbourhood average of 68 m². If you are looking at apartments in Rotterdam, this one is priced keenly for its size.
The home itself
The listing does not provide details on the layout, number of rooms, or any outdoor space. What is known is that the apartment was built in 1940 and has an energy label C. The energy label suggests moderate energy costs, though the exact figures are not stated. The home is offered for sale at €200,000, with the floor area recorded as 46 m² in the BAG registration.
Life in Carnisse
Carnisse is a neighbourhood where residents have deep roots. One resident, born here in 1962, says: "I have lived here for 62 years and still feel it is safe and familiar." Another adds: "What I like about the neighbourhood is that you know everyone and if something is wrong, you are always helped." Based on six reviews, residents give the neighbourhood an average score of 6.98. The area is home to around 11,620 people, with a high proportion of single-person households at 56%. The neighbourhood has seen new construction and a renovated Zuidplein, which residents appreciate. For more on what it is like to live here, see the Carnisse neighbourhood.
Amenities and transport
Daily errands are easy from this address. The PLUS supermarket is on your doorstep, with Aldi just around the corner. For primary education, CBS De Klaver Carnisse is a couple of streets away, and basisschool Wereldwijs is a five-minute walk. The nearest GP is Sanitas Gezondheidscentrum Rotterdam, Huisartsen Dorpsweg, about a ten-minute walk, while BENU Apotheek Pleinweg is just around the corner. For public transport, bus line 567 stops at Carnisselaan and Meester Arendstraat, both just around the corner, and lines 71 and 72 stop at Pleinweg nearby. The nearest train station is Rotterdam Zuid, roughly 2.6 km away. The Ikazia Ziekenhuis is about a ten-minute walk. All of this sits within the municipality of Rotterdam.
WOZ value and address data
The WOZ value for this property is €202,000, as assessed on 1 January 2025. The asking price is 1% below this municipal valuation. The WOZ value is the official valuation used by the municipality, not the current market price. As for the area around the address, the noise levels from road traffic, rail, and air traffic are all below the relevant standards. The foundation risk indication is medium, based on the home being built in 1940 on clay soil, which may mean wooden piles or a shallow foundation; in this area, 1% of properties have an elevated risk of pile rot. These are area-level indications from public data, not an inspection of this specific home. Pluvial flooding risk at heavy rain is elevated, while flood risk is low now and in 2050. Heat stress is currently medium, rising to elevated by 2050.
Source
At the time of writing, the home is offered via multiple channels, including Zuidstad Makelaars and 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 Texelsestraat 63B, Rotterdam
How does the asking price compare to the WOZ value?
The WOZ value of this apartment is €202,000, based on the municipal valuation of 1 January 2025. The asking price of €200,000 is 1% below that WOZ value. The WOZ value is the official valuation used by the municipality for tax purposes, not a direct reflection of the current market value. The asking price is also 25% below the average asking price in the neighbourhood, which stands at €267,172.
What is the price per square metre for this apartment?
Based on the BAG-registered living area of 46 m², the asking price of €200,000 works out at €4,348 per m². This is 6% above the neighbourhood average asking price per m² of €4,112. The living area itself is 32% smaller than the neighbourhood average of 68 m², which helps explain the lower total asking price compared to the neighbourhood average.
What does the energy label C mean for this home?
The apartment has an energy label C, which indicates a moderate level of energy efficiency. Homes with label C typically have reasonable insulation and heating systems, though the exact energy costs will depend on usage and the specific installations in the home. The listing does not provide details on insulation or heating systems, so those specifics are not known. Energy costs for a label C home are generally moderate compared to less efficient labels.
What is the foundation risk for this property?
The foundation risk indication for this address is medium, according to public area-level data. The home was built in 1940 on clay soil, which may mean it has wooden piles or a shallow foundation. In the surrounding area, 1% 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, so the actual condition of the foundation is not known.
What are the flood and heat risks for this location?
According to public area-level data, the current flood risk for this address is low, and it is expected to remain low in 2050. Pluvial flooding, which occurs when heavy rain overwhelms drainage systems, is rated as elevated. Heat stress is currently medium, but is expected to rise to elevated by 2050. These are indications at the area level from the Klimaateffectatlas, not specific assessments of this property.
Which supermarkets are closest to this apartment?
The nearest supermarket is PLUS, located about 168 metres away, which is just around the corner. Aldi is also very close at 189 metres. For more options, Dirk has two locations at roughly 726 and 728 metres, and Albert Heijn is about 753 metres away. With 88 supermarkets within 5 km, there is plenty of choice for daily groceries in the wider area.
What schools are near this apartment?
For primary education, CBS De Klaver Carnisse is about 233 metres away, and basisschool Wereldwijs is at 514 metres. For secondary education, Scholengroep Driestar-Wartburg, De Swaef is at 561 metres, and De Burcht is at the same distance. The Elisabeth primary school is at 581 metres. All of these are within a short walk or bike ride from the apartment.
What public transport options are available nearby?
Bus line 567 stops at Carnisselaan and Meester Arendstraat, both about 217-218 metres from the apartment. Bus lines 71 and 72 stop at Pleinweg, about 220 metres away. The nearest train station is Rotterdam Zuid, approximately 2.6 km from the home.
How do residents rate the Carnisse neighbourhood?
Based on six reviews, residents give Carnisse an average score of 6.98 out of 10. One resident says: "I have lived here for 62 years and still feel it is safe and familiar." Another notes: "What I like about the neighbourhood is that you know everyone and if something is wrong, you are always helped." Some residents mention that hygiene could be improved, while others appreciate the recent new construction and the renovated Zuidplein.
What is the neighbourhood like in terms of demographics?
Carnisse has around 11,620 residents. The population is relatively young, with 41% aged between 25 and 45, and 15% under 15. Single-person households make up 56% of all households, which is a high share. About 25% of households have children. The average household size is 1.8 people. The area is very urban, with an address density of 5,157 per km², reflecting the city-centre character of this part of Rotterdam.
