A ground-floor apartment in Bezuidenhout-Oost
This ground-floor apartment on Van der Capellenstraat 11 sits in Bezuidenhout-Oost, a residential pocket of Den Haag where the streets feel calm and settled. Built in 1922, the home has a classic pre-war character, and the asking price of €490,000 is on the high side compared with the neighbourhood average asking price of €462,523. For context, the average asking price per m² in the area is €5,378, and this home comes in at €5,976 per m². If you are weighing up options, it is worth seeing how this compares with other [apartments in Den Haag].
Inside the home
According to the agent, the apartment has four rooms, including three bedrooms and one bathroom, spread over a single floor. The living area is 82 m², with a volume of 300 m³, and the home is a benedenwoning, meaning it sits at ground level. Outside, there is a rear garden of 63 m² facing south, a real bonus for a ground-floor flat. The property is fully owned, with an HOA fee of €127 per month. The agent notes double glazing, HR+ glass and floor insulation, and heating runs on a central heating boiler.
Life in Bezuidenhout-Oost
Bezuidenhout-Oost is a quiet, established neighbourhood, and residents of the wider Bezuidenhout district give it an average score of 7.63 out of 10, based on five reviews. One resident says: "Love it, it's quiet", while another describes it as a "Pleasant quiet residential neighbourhood" with "many amenities nearby". A third resident is more mixed, noting that the area has "gone downhill" and mentioning issues with rubbish bins. The neighbourhood has around 9,290 residents, and about 51% of households are single-person. For a fuller picture, you can read more about [the Bezuidenhout-Oost neighbourhood].
Amenities and transport
Daily errands are easy from here. A SPAR supermarket is on your doorstep, with Ekoplaza and Hoogvliet just around the corner, and two Albert Heijn stores a couple of streets away. For primary education, De Parachute is a ten-minute walk, and there are several secondary schools within a similar range. The nearest GP is Happy Living Academy, a ten-minute walk, and the BENU Apotheek Loudon pharmacy is just around the corner. Public transport is well served: the Stuyvesantplein stop, with tram lines 6 and N1, is on your doorstep, and the Juliana van Stolberglaan bus stop, line 23, is a couple of streets away. Den Haag Laan v NOI train station is a ten-minute walk. All of this sits within [the municipality of Den Haag].
WOZ value and address data
The WOZ value, set by the municipality on 1 January 2025, is €420,000. The asking price is 17% above this WOZ value. Over the five years from 2020 to 2025, the WOZ value rose by 25%, from €336,000 to €420,000. As for the address itself, area-level data indicates a medium foundation risk, which is common for buildings constructed before 1970, and this home dates from 1922. Noise from road traffic is measured at 52 dB Lden, which is above the norm, while rail and air traffic noise stay below their norms. For climate, pluvial flooding risk is elevated, current flood risk is low, and heat stress is medium now, rising to elevated by 2050. These are indications at area level, not an inspection of this specific home.
Source
At the time of writing, the home is offered via two channels: Langezaal makelaars and Langezaal NVM Makelaars on Funda.
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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 Van der Capellenstraat 11, 'S-Gravenhage
How does the asking price compare with the WOZ value?
The asking price of €490,000 is 17% above the WOZ value of €420,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. Over the five years from 2020 to 2025, the WOZ value increased by 25%, from €336,000 to €420,000. This comparison is a factual data point, and the price verdict against the neighbourhood average is that it is on the high side.
What is the layout of this apartment?
According to the agent, the apartment has four rooms in total: three bedrooms and one bathroom, all on a single floor. The living area is 82 m², with a volume of 300 m³. It is a ground-floor benedenwoning, so you have direct access to the rear garden of 63 m², which faces south. The property is fully owned, and there is an HOA fee of €127 per month.
What is the energy label and what does it mean for costs?
The energy label is C. This label indicates a moderate level of energy efficiency, so you can expect reasonable but not minimal energy costs. The agent notes that the home has double glazing, HR+ glass and floor insulation, which can help with keeping heat in. The label itself is a standardised measure, and the actual costs will depend on your usage and energy prices.
What is the foundation risk for this address?
Area-level data indicates a medium foundation risk for this address. This is based on the fact that the building was constructed before 1970, in this case 1922, and that 93% of properties in this postcode area were built before 1970. This is an indication at area level, not an inspection of this specific home. It is a factual data point from public sources such as KCAF.
What are the noise levels like at this address?
Area-level data shows road traffic noise at 52 dB Lden, which is above the Dutch noise norm. Rail traffic noise is 43 dB Lden, and air traffic noise is 20 dB Lden, both below their respective norms. These figures are from 2022 and 2023 and are indications at area level, not measurements taken at the property itself. They give a general sense of the acoustic environment.
What supermarkets are nearby?
A SPAR supermarket is on your doorstep, just 160 metres away. Ekoplaza and Hoogvliet are both around 560 metres, a couple of streets away, and there are two Albert Heijn stores within 645 and 765 metres. This gives you several options for daily groceries within a short walk.
Which schools are close to this home?
The nearest primary school is De Parachute, about 1.2 km away, which is a ten-minute walk. For secondary education, Corbulo Tech & Design College is about 1.2 km away, and Veurs Voorburg and Sint-Maartenscollege are within 1.4 km. There are also other primary schools like Kindcentrum Cascade within 1.5 km. These are the closest options according to the data.
How is the public transport from this address?
The Stuyvesantplein stop, served by tram lines 6 and N1, is just 164 metres away, on your doorstep. The Juliana van Stolberglaan bus stop, line 23, is 392 metres away, and the Oostinje tram stop, lines 2 and 6, is 427 metres away. The nearest train station is Den Haag Laan v NOI, about 527 metres away, a ten-minute walk.
What is the neighbourhood like according to residents?
Residents of the wider Bezuidenhout district give it an average score of 7.63 out of 10, based on five reviews. One resident says: "Love it, it's quiet", while another describes it as a "Pleasant quiet residential neighbourhood" with "many amenities nearby". A third resident is more critical, mentioning that the area has "gone downhill" and raising concerns about rubbish disposal. These reviews reflect the district as a whole, not just this specific street.
What is the HOA fee and what does it cover?
The HOA fee is €127 per month. Typically, such fees go towards shared maintenance and building insurance, but you would need to check the association's documents for details. The fee is a fixed monthly cost to factor into your budget.
