Van der Hoevenplein 178
Kop van Zuid, Rotterdam
NeighbourhoodA home with a view over the water
This apartment on the 30th floor of a 2010 tower on Van der Hoevenplein offers a free view over the water, right in the middle of the Kop van Zuid. The asking price of €730,000 is 20% below the average asking price of €917,456 for apartments in Rotterdam, which puts it on the low side for the area. The home is offered via two channels, including Ooms Makelaars.
Inside the apartment
The apartment has three rooms, two bedrooms and one bathroom, spread over one floor. The living area is 103 m² according to the BAG registration, while the agent lists 104 m². The home has roof insulation, double glazing, wall insulation and floor insulation, and is heated with district heating. It is a full ownership (volle eigendom) with a monthly HOA fee of €483.59. There is a parking garage, and the property is described as being on the water, in a residential area with a free view.
The Kop van Zuid neighbourhood
Kop van Zuid is a modern district on the south bank of the Maas, with a mix of high-rise and waterfront living. Residents of the district give it an average score of 6.72 out of 10, based on 31 reviews. One resident says: "Reasonably nice neighbourhood, shame that household waste stays on the street too long." Another calls it "Quiet." The district has about 2,800 inhabitants, and the majority of households are single-person (61%). The neighbourhood has a very high address density, making it a strongly urban area. For more on the area, see the Kop van Zuid neighbourhood.
Amenities and transport
For daily groceries, Albert Heijn is on your doorstep, with Jumbo just around the corner and Lidl a couple of streets away. There are several schools within walking distance, including Young Rotterdam vmbo and De Passie Rotterdam for secondary education, and De Schalm Katendrecht for primary education. The nearest GP is Gezondheidscentrum Afrikaanderwijk, and the pharmacy Apotheek van der Laan is nearby. The Wilhelminaplein metro stop is a five-minute walk away, with metro lines 3, 5, D and E, and bus and tram lines. Rotterdam Zuid train station is about 1.6 km away. The municipality of Rotterdam offers all this and more, as described on the municipality of Rotterdam.
WOZ and address data
The WOZ value is €659,000 as of 1 January 2025. The asking price is 11% above this value. Between 2020 and 2025, the WOZ value rose by 23%, from €537,000 to €659,000. As for address risks, the noise level from road traffic is 50 dB Lden, which is above the norm, while other noise sources (rail, air, industry) are below the norm. The foundation risk indication is low, but the soil is clay, which is sensitive to settlement; in this area, 1% of buildings have an elevated risk of pile rot. These are area-level indications, not an inspection of this specific home. Pluvial flooding and flood risk are both low.
Source and agent
At the time of writing, the home is offered via multiple channels, including Ooms 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 Van der Hoevenplein 178, Rotterdam
How does the asking price compare to the WOZ value?
The asking price of €730,000 is 11% above the WOZ value of €659,000, which was determined on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The price per square metre is €7,019, based on the agent's listed living area of 104 m².
What is the layout of this apartment?
According to the agent, the apartment has three rooms, two bedrooms and one bathroom, all on one floor. The living area is 103 m² according to the BAG registration, while the agent lists 104 m². The home is located on the 30th floor and has a free view over the water.
What is the energy label and what does it mean for costs?
The energy label is A+, which is an efficient label. This means the home is likely to have relatively low energy costs compared to less efficient labels. The agent also mentions that the home has roof insulation, double glazing, wall insulation and floor insulation, and is heated with district heating.
What is the WOZ development over the past five years?
The WOZ value has increased by 23% between 2020 and 2025, from €537,000 to €659,000. This is based on the municipal valuation on 1 January each year. The current WOZ value is €659,000 as of 1 January 2025.
What are the noise levels around this address?
The noise level from road traffic is 50 dB Lden, which is above the Dutch noise norm. Noise from rail traffic is 30 dB Lden, from air traffic 25 dB Lden, and from industry 46 dB Lden, all below the norm. These are area-level indications based on public data, not measurements at the property itself.
What is the foundation risk for this area?
The foundation risk indication for this address is low. However, the soil consists of clay, which is sensitive to settlement. In this area, 1% of buildings have an elevated risk of pile rot, according to the Klimaateffectatlas. This is an area-level indication, not an inspection of this specific home.
What supermarkets are nearby?
Albert Heijn is on your doorstep at 112 metres. Jumbo is 654 metres away, Lidl 926 metres, and there are two more supermarkets within about a kilometre. This makes daily grocery shopping very convenient.
Which schools are in the area?
There are several schools within walking distance. For secondary education, Young Rotterdam vmbo is 544 metres away and De Passie Rotterdam is 598 metres. For primary education, De Schalm Katendrecht is 670 metres and De Pijler is 847 metres away.
What public transport options are available?
The Wilhelminaplein stop is 390 metres away and serves metro lines 3, 5, D and E, as well as bus and tram lines. Bus stops Veerlaan and Meeuwenstraat are also nearby, with lines 77 and 547. Rotterdam Zuid train station is 1.6 km away.
What is the neighbourhood like according to residents?
Residents of the district give it an average score of 6.72 out of 10, based on 31 reviews. One resident says: "Reasonably nice neighbourhood, shame that household waste stays on the street too long." Another calls it "Quiet." These reviews reflect the district as a whole, not just this specific neighbourhood.
Statistics for Kop van Zuid
Figures on residents, liveability and the housing market
| Sale price | €917,456 | €672,500 |
|---|---|---|
| Sale per m² | €6,713 | – |
| Rent price | €2,447 p/m | €2,281 p/m |
| Rent per m² | €25 p/m | – |
Experiences from Feijenoord
How residents experience their district
ed432f34g
Auto-translated to English by AIWell, I was born here so I grew up with the neighbourhood as it is now.
Auto-translated to English by AIL
Auto-translated to English by AILitter, noise pollution, loitering youths, crowded, unhygienic, unsafe
Auto-translated to English by AIVery cosy, quiet and a beautiful environment
Auto-translated to English by AIM
Auto-translated to English by AII think my neighbourhood is nice and cosy, everyone knows each other and always ready for a chat.
Auto-translated to English by AIA very unfriendly and unsafe environment for both adults and children. Every month there is a woman/girl raped, people shooting wildly, or a burglary. It is not recommended to go outside after dark. Neighbours don't greet each other and there is always tension between neighbours. Children who tear up flowers/plants. Parents who say nothing about it.
Auto-translated to English by AIStatistics for Feijenoord
Figures on residents, liveability and the housing market
| Sale price | €525,278 | €461,980 |
|---|---|---|
| Sale per m² | €4,872 | – |
| Rent price | €1,913 p/m | €1,835 p/m |
| Rent per m² | €22 p/m | – |
Experiences from Rotterdam
How residents experience their municipality
Het is net een klein dorpje, je kunt overal fijn heen fietsen of lopen. Er is ook openbaar vervoer wat het nog makkelijker maakt om ergens heen te gaan. Niet al te ver van het centrum af.
Auto-translated to English by AII've lived here for a few years. There's litter on the ground. But the supermarkets are good in the neighbourhood and there's a community centre. Nice!
Auto-translated to English by AIA very nice neighbourhood. The airport is nearby, but you don't hear a thing. Zestienhovenpark is great for walking or jogging. Many families with children live here. There is a lot of greenery and you see many birds. The best neighbourhood
Auto-translated to English by AIed432f34g
Auto-translated to English by AIWell, I was born here so I grew up with the neighbourhood as it is now.
Auto-translated to English by AIThe neighbourhood is improving more and more each year. Thanks to the rent law, there are fewer slumlords and more and more families. It sometimes still has a bad reputation, but that is undeserved except for a few streets. The location is fantastic, metro, Zuidplein, city centre a quarter of an hour by bike. Zuiderpark is also around the corner and soon the Nelson Mandela park.
Auto-translated to English by AIThe facilities and the apartment itself are nice. But around the building there is a lot of rubbish on the street and junkies.
Auto-translated to English by AIIt is and remains a village
Auto-translated to English by AIStatistics for Rotterdam
Figures on residents, liveability and the housing market
| Sale price | €508,753 | €438,476 |
|---|---|---|
| Sale per m² | €4,988 | – |
| Rent price | €2,122 p/m | €2,074 p/m |
| Rent per m² | €24 p/m | – |
Location and amenities
Van der Hoevenplein 178, Rotterdam
Risks and environmental factors
Noise, foundation and climate around this address
Noise levels
Foundation risk
Rainwater flooding
Flooding
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