A penthouse above the Maas
This apartment sits on the 28th floor of a 2013 tower on the Wilhelminakade, right on the water in Kop van Zuid. The setting is described as being on the water, in the centre, in a residential area, with a free view. With a price of €1,150,000, the asking price is on the high side compared with the average asking price in the neighbourhood, which comes to €885,705. That puts it 30% above the neighbourhood average, a gap that is also reflected in the price per square metre. For context, the asking price is roughly in line with the WOZ value. If you are looking at apartments in Rotterdam, this one is at the upper end of the market.
Inside the home
The apartment has three rooms, two bedrooms and one floor, covering 152 square metres according to the BAG registration, while the agent lists 153 square metres. The home is fully insulated, with roof insulation, double glazing, wall insulation and floor insulation. Heating comes from district heating with underfloor heating throughout. The property is freehold, and the monthly homeowners' association contribution is €550.21. The volume is 480 cubic metres, and the home is located on the 28th residential floor.
Living in Kop van Zuid
Kop van Zuid is a district within Feijenoord, and residents of the district give it an average score of 6.61, based on 30 reviews. One resident says: "Reasonably nice neighbourhood, shame that household waste stays on the street too long." Another resident, who grew up there, says: "Well, I was born here so I grew up with the neighbourhood as it is now." A third review is less positive, mentioning litter, noise pollution, loitering youths, crowding and feeling unsafe. The district has 2,745 inhabitants, and 61% of households are single-person households. The reviews reflect a mix of experiences, so it is worth reading them in full. For more on the area, see the Kop van Zuid neighbourhood.
Daily life and getting around
An Albert Heijn is on your doorstep, just 76 metres away, and a Jumbo is a couple of streets away. For secondary education, Young Rotterdam vmbo is a ten-minute walk, and De Passie Rotterdam is also within walking distance. The nearest GP is Gezondheidscentrum Afrikaanderwijk, a couple of streets away, and Apotheek Vasteland is nearby. The Wilhelminaplein metro stop is just around the corner, with metro lines 3, 5, D and E, plus bus and tram services. Rotterdam Blaak station is about 1.5 kilometres away. The municipality of Rotterdam is the wider setting for all of this, and you can read more about the municipality of Rotterdam.
WOZ value and address data
The WOZ value on 1 January 2025 was €1,150,000, and the asking price is virtually equal to that value. Between 2020 and 2025, the WOZ value rose by 32%, from €870,000 to €1,150,000. As for the address, the noise level from road traffic is 57 dB Lden, which is above the noise standard, while rail, air and industrial noise are all below their standards. The foundation risk indication is low, though the soil is clay, which is sensitive to settlement, and 1% of buildings in the area have an elevated risk of pile rot. Pluvial flooding at heavy rain is elevated, while flood risk is low now and in 2050. Heat stress is medium now and elevated by 2050. These are area-level indications from public data, not an inspection of this specific home.
About the listing
At the time of writing, the home is offered via multiple channels, including Ooms Makelaars and two other listings. The agent is 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 Wilhelminakade 489, Rotterdam
How does the asking price compare with the neighbourhood average?
The asking price of €1,150,000 is 30% above the average asking price in Kop van Zuid, which is €885,705. The price per square metre is €7,516, based on the agent's listed floor area of 153 square metres. The price verdict is that the asking price is on the high side compared with the neighbourhood average. The asking price is virtually equal to the WOZ value of €1,150,000.
What is the layout of this apartment?
The apartment has three rooms, including two bedrooms, and is spread over one floor. The living area is 152 square metres according to the BAG registration, while the agent lists 153 square metres. The volume is 480 cubic metres. The home is located on the 28th residential floor of the building, which was built in 2013. The property is freehold, and the monthly homeowners' association contribution is €550.21.
What is the WOZ value and how has it developed?
The WOZ value on 1 January 2025 was €1,150,000. The asking price is virtually equal to this value. Over the past five years, the WOZ value has risen by 32%, from €870,000 in 2020 to €1,150,000 in 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value.
What are the noise levels around this address?
The noise level from road traffic at this address is 57 dB Lden, which is above the noise standard. Rail noise is 30 dB Lden, air traffic noise is 25 dB Lden, and industrial noise is 49 dB Lden, all below their respective standards. These figures come from public data at address level and are indications for the area, not measurements taken at the home itself.
What is the foundation risk for this property?
The foundation risk indication for this address is low. The soil is clay, which is sensitive to settlement, and in the area 1% of buildings have an elevated risk of pile rot, according to the Klimaateffectatlas. This is an area-level indication based on public data, not an inspection of this specific home.
What are the flood and heat stress risks?
Pluvial flooding at heavy rain is elevated for this address. Flood risk is low both now and in 2050. Heat stress is medium now and elevated by 2050. These are area-level indications from public data, not a prediction for this specific home.
Which supermarkets are nearby?
An Albert Heijn is 76 metres away, on your doorstep. A Jumbo is 730 metres away, and another Albert Heijn is 861 metres away. There are also a Lidl and another Jumbo within about a kilometre. In total, there are 93 supermarkets within five kilometres.
What schools are close to this home?
Young Rotterdam vmbo is 635 metres away, and De Passie Rotterdam is 681 metres away, both secondary schools. For primary education, De Schalm Katendrecht is 773 metres away, and De Pijler is 819 metres away. There are 200 schools within five kilometres.
What public transport options are available?
The Wilhelminaplein stop is 318 metres away and serves metro lines 3, 5, D and E, as well as bus and tram services. The Meeuwenstraat bus stop is 389 metres away with bus line 547. A ferry stop at Erasmusbrug is 475 metres away with lines 20 and WS. Rotterdam Blaak train station is 1.5 kilometres away.
What do residents say about the district?
Residents of the district give it an average score of 6.61, based on 30 reviews. One resident says: "Reasonably nice neighbourhood, shame that household waste stays on the street too long." Another says: "Quiet." A third review is negative, mentioning litter, noise pollution, loitering youths, crowding and feeling unsafe. These reviews describe the district, not specifically this neighbourhood.
