A classic upper maisonette in Oud Charlois
This 1932 upper maisonette sits in Oud Charlois, a lively part of Rotterdam's south bank. The home is on the third floor and spans two levels, with four rooms and three bedrooms. At €250,000, the asking price is keen compared with the neighbourhood average, sitting 24% below the average asking price of €327,976. For context, apartments in Rotterdam vary widely in price, but this one is positioned at the lower end of the local market.
Inside the home
The agent describes this as a bovenwoning, a type of upper-floor apartment. It has four rooms, including three bedrooms and one bathroom, spread over two floors. The living area is listed at 82 m² by the agent, while the BAG registration records 89 m². The home has double glazing and a moederhaard, a traditional tiled stove, as the heating source. The monthly homeowners' association contribution is €18,300, which is unusually high and worth noting.
Life in Oud Charlois
Oud Charlois is a neighbourhood with a strong character, where residents give an average score of 6.91 out of 10, based on six reviews. One resident calls it "Cosy" and says it's a "Great neighbourhood", while another describes it as "Ghetto", mentioning "Many junkies and psychiatric people. Lots of shouting. Lots of rubbish. Poorly maintained." The reviews reflect a mix of experiences, with some praising the tram connection and accessibility. The neighbourhood has around 13,860 residents, and a large share of households are single-person (52%). For more on the area, see the Oud Charlois neighbourhood.
Amenities and transport
Daily errands are manageable from here. The nearest supermarket, MCD, is a ten-minute walk away, with Aldi and PLUS a bit further. For primary education, Openbare Basisschool De Triangel is just around the corner, and there are several secondary schools within a short walk. The GP practice Sanitas Gezondheidscentrum Rotterdam is a ten-minute walk, and the Service Apotheek Dorpsweg pharmacy is a couple of streets away. For public transport, bus line 70 stops at Verboomstraat on your doorstep, and line 72 at Pannerdenstraat just around the corner. The nearest train station, Rotterdam Zuid, is about 3.8 km away. The municipality of Rotterdam offers extensive connections across the city.
WOZ value and address data
The WOZ value, set by the municipality on 1 January 2025, is €223,000. The asking price is 12% above this value. Between 2020 and 2025, the WOZ value rose by 106%, from €108,000 to €223,000. As for address-level risks, these are area-level indications, not an inspection of this home. The road traffic noise level is 51 dB Lden, which is above the norm, while rail, air and industry noise are below their norms. The foundation risk indication is medium, and pluvial flooding at heavy rain is medium, with flood risk currently low. Heat stress is currently medium and expected to remain so by 2050.
Source and agent
At the time of writing, the home is offered via multiple channels, including Max Makelaars B.V. on Vastgoed Nederland.
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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 Zuidhoek 254A02, Rotterdam
How does the asking price compare with the neighbourhood average?
The asking price of €250,000 is 24% below the average asking price in Oud Charlois, which is €327,976. The price per square metre, based on the agent's floor area of 82 m², is €3,049, which is 22% below the neighbourhood average of €3,896 per m². This places the home at the lower end of the local market, where prices range from €195,000 to €685,000.
What is the layout of this apartment?
According to the agent, this is an upper maisonette with four rooms, including three bedrooms and one bathroom, spread over two floors. The home is located on the third floor. The living area is listed at 82 m² by the agent, while the BAG registration records 89 m². The property has double glazing and a moederhaard, a traditional tiled stove, as the heating source.
What is the WOZ value and how has it changed?
The WOZ value, set by the municipality on 1 January 2025, is €223,000. The asking price is 12% above this value. Over the past five years, the WOZ value has increased by 106%, from €108,000 in 2020 to €223,000 in 2025. This reflects a significant rise in the municipal valuation of the property over that period.
What are the noise levels around this address?
According to public risk data at address level, the road traffic noise level is 51 dB Lden, which is above the noise norm. Rail noise is 28 dB Lden, air traffic noise is 25 dB Lden, and industry noise is 46 dB Lden, all below their respective norms. These are area-level indications, not measurements taken at the property itself.
What is the foundation risk for this home?
The foundation risk indication for this address is medium, based on area-level data. The home was built in 1932 on clay soil, which may involve wooden piles or a shallow foundation. In this neighbourhood, 2% of properties have an elevated risk of pile rot, according to the Klimaateffectatlas. This is an indication at area level, not an inspection of this specific home.
Which supermarkets are nearby?
The nearest supermarket is MCD, about 822 metres away, which is a ten-minute walk. Aldi is at 1,325 metres, PLUS at 1,390 metres, Albert Heijn at 1,535 metres, and Dirk at 1,540 metres. There are 73 supermarkets within 5 km, so you have plenty of options for grocery shopping in the wider area.
What public transport options are available?
The nearest bus stop is Verboomstraat, about 126 metres away, served by bus line 70. Pannerdenstraat stop, at 202 metres, is served by line 72, and Schulpplein, at 283 metres, by line 567. The nearest train station is Rotterdam Zuid, approximately 3.8 km away. These stops provide local bus connections, though no destinations or frequencies are listed.
What do residents say about living in Oud Charlois?
Residents of Oud Charlois give the neighbourhood an average score of 6.91 out of 10, based on six reviews. One resident describes it as "Cosy" and a "Great neighbourhood", while another mentions "Many junkies and psychiatric people. Lots of shouting. Lots of rubbish. Poorly maintained." The reviews reflect a mix of positive and negative experiences, with some praising the tram connection and accessibility.
