A quiet spot in Carnisse
This apartment sits on a quiet road in Carnisse, a neighbourhood in the Rotterdam district of Charlois. The area has a lived-in feel, with a mix of older and newer housing, and the renovated Zuidplein nearby. The asking price of €215,000 is 18% below the neighbourhood average asking price of €262,055, which puts it on the keen side of the market. For context, apartments in Rotterdam vary widely in price, but this one is positioned at the lower end.
The home itself
Built in 1940, this portiekflat is on the second floor and has three rooms, including two bedrooms and one bathroom. The living area is 53 m² according to both the BAG registration and the agent's listing, with a volume of 179 m³. There is a balcony, and the home has double glazing and a central heating boiler. It is offered in full ownership, with a homeowners' association fee of €16,500 per year. The setting is described as a quiet road in a residential area, with a sheltered position.
Life in Carnisse
Residents of the Carnisse neighbourhood give it an average score of 6.98, based on six reviews. One resident, who has lived here for 62 years, says: "I still feel it is safe and familiar. Over the years I have seen many changes; more culture and diversity have been added, which greatly benefits the neighbourhood." Another resident notes: "What I like about the neighbourhood is that you know everyone and if something is wrong, you are always helped." A third resident mentions that the area is "a very quiet area, but lately a lot of things have been happening." The neighbourhood has about 11,285 inhabitants, and 56% of households are single-person households.
Amenities and transport
For daily errands, Dirk is just around the corner, with PLUS and Albert Heijn a couple of streets away. The nearest primary school, CBS De Klaver Carnisse, is a five-minute walk, and there are two secondary schools within a couple of streets. The BENU Apotheek Pleinweg is just around the corner, and the GP practice Sanitas Gezondheidscentrum is a ten-minute walk. The Ikazia Ziekenhuis is a five-minute walk. For public transport, bus line 567 stops at Meester Arendstraat on your doorstep, and metro lines D and E run from Zuidplein, a five-minute walk. The nearest train station, Rotterdam Stadion, is about 2.6 km away. The municipality of Rotterdam offers extensive connections across the city.
WOZ and address data
The WOZ value is €195,000 as of 1 January 2025, and the asking price is 10% above that value. Between 2020 and 2025, the WOZ value rose by 67%, from €117,000 to €195,000. As for address-level risks, these are area-level indications, not an inspection of this specific home. The noise levels from road, rail, and air traffic are all below the relevant standards. The foundation risk indication is medium, given the clay soil and the 1940 construction. Pluvial flooding at heavy rain is indicated as medium, while flood risk is low now and in 2050. Heat stress is medium, both currently and in 2050.
Source
At the time of writing, the home is offered via multiple channels, including Zuidstad Makelaars on Vastgoed Nederland and 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 Walchersestraat 98C, Rotterdam
How does the asking price compare to the neighbourhood average?
The asking price of €215,000 is 18% below the average asking price in Carnisse, which is €262,055. The neighbourhood average is based on 95 homes currently for sale. This places the home on the keen side of the market, according to the precomputed comparison. The price per square metre is €4,057, based on the agent's listing of 53 m².
What is the layout of this apartment?
This portiekflat has three rooms in total, including two bedrooms and one bathroom. It is located on the second floor and has a living area of 53 m², according to both the BAG registration and the agent. There is a balcony, and the home has double glazing and a central heating boiler. The volume is 179 m³.
What is the WOZ value and how has it developed?
The WOZ value is €195,000 as of 1 January 2025. The asking price is 10% above this value. Over the past five years, the WOZ value has increased by 67%, from €117,000 in 2020 to €195,000 in 2025. This development is based on municipal valuation data.
What is the foundation risk for this home?
The foundation risk indication for this address is medium, according to area-level data from the Klimaateffectatlas. The home was built in 1940 on clay soil, which may involve wooden piles or a shallow foundation. In this neighbourhood, 1% of properties have an elevated risk of pile rot. This is an indication at area level, not an inspection of this specific home.
What supermarkets are nearby?
Dirk is the nearest supermarket, at 380 metres, which is just around the corner. PLUS is at 534 metres, and Albert Heijn and Aldi are both at 564 metres, a couple of streets away. There are 84 supermarkets within 5 km, so options are plentiful.
What public transport options are available?
Bus line 567 stops at Meester Arendstraat, 219 metres away. Metro lines D and E run from Zuidplein, which is 295 metres away, and the Zuidplein Hoog bus station offers many lines including 44, 66, 67, 68, 69, 70, 71, 72, 75, 76, 77, 82, 84, 142, 143, 144, 146, 183, 187, 283, 290, and 567. The nearest train station is Rotterdam Stadion, at 2.6 km.
What is the neighbourhood like according to residents?
Residents of Carnisse give the neighbourhood an average score of 6.98, based on six reviews. One resident says it feels safe and familiar, and appreciates the increased diversity. Another mentions that neighbours help each other. A third notes that the area is quiet but has seen some recent incidents. The reviews reflect personal experiences, not a comprehensive assessment.
What is the energy label and what does it mean?
The energy label is G, which is the least efficient label. This means you can expect higher energy costs compared to more efficient homes. The home does have double glazing, according to the agent, which helps with insulation. The label itself does not indicate the structural condition of the home.
