A grand end-of-terrace house on the Emmalaan
This is a classic 1929 end-of-terrace house on the Emmalaan in Hillegersberg Zuid, a leafy part of Rotterdam where the streets are lined with pre-war homes. With its five floors and a free-standing brick garage, it has the feel of a proper family house, and the setting is described as being on the water, in a residential area with an unobstructed view. The asking price of €1,195,000 is on the high side, which is a precomputed verdict against the neighbourhood average asking price. For context, the price sits 140% above the average asking price in the neighbourhood, and the home is one of the end-of-terrace houses in Rotterdam currently on the market.
Inside the home
The agent lists six rooms, five bedrooms and one bathroom spread over five floors, with a volume of 592 m³. The living area is given as 158 m² in the agent's listing, while the BAG registration records 165 m²; the plot is 284 m² in both. Outside there is a rear garden of 65 m² facing west, plus a front garden and a side garden, and a balcony is present. The property is freehold, has a central heating boiler, and according to the agent the insulation consists largely of double glazing and floor insulation. A free-standing brick garage completes the picture.
Life in Hillegersberg Zuid
Residents give the neighbourhood an average score of 7.58, based on three reviews. One resident describes it as "a safe, clean neighbourhood with a good connection to the centre", while another says it is "quiet and not too far", adding that a lot is accessible by bike. A third resident notes there is not much to do locally, but does not mind because of the easy bike access. The reviews also mention occasional speed and noise pollution on roads like Straatweg and Kleiweg. The neighbourhood counts around 8,440 inhabitants, and about two-thirds of the homes are owner-occupied. This is the Hillegersberg Zuid neighbourhood in a nutshell.
Amenities and getting around
Daily errands are well covered: the Lidl and Hoogvliet supermarkets are a couple of streets away, and the Dirk is a ten-minute walk. For schools, the Melanchthon Schiebroek secondary school is just around the corner, and the De Bergse Zonnebloem primary school is a five-minute walk. The nearest GP is Huisartsenpraktijk De Lis, a ten-minute walk, while the Service Schiebroekse Apotheek is just around the corner. Public transport is close by: bus line 174 stops at Erasmussingel on your doorstep, and the Bergpolderplein tram stop with lines 6 and 174 is a couple of streets away. Rotterdam Noord train station is a ten-minute walk. All of this sits within the municipality of Rotterdam.
WOZ value and address data
The WOZ value is €1,091,000 as of 1 January 2025, and the asking price is 10% above that value. Between 2020 and 2025 the WOZ value rose by 23%, from €890,000 to €1,091,000. As for the address, the noise load from road traffic is 56 dB Lden, which is above the noise standard, while rail and air traffic noise are below their standards. The foundation risk indication is low, and the climate indications for pluvial flooding and flood risk are low, with heat stress currently low but medium by 2050. These are area-level indications based on public data, not an inspection of this specific home.
Source
At the time of writing the home is offered via multiple channels, including Vogelenzang de Jong 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 Emmalaan 65, Rotterdam
How does the asking price compare to the WOZ value?
The asking price of €1,195,000 is 10% above the WOZ value of €1,091,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The price per square metre, based on the agent's living area of 158 m², is €7,563.
What is the layout of this end-of-terrace house?
According to the agent, the home has six rooms, five bedrooms and one bathroom spread over five floors. The living area is listed as 158 m², while the BAG registration records 165 m². There is a rear garden of 65 m² facing west, a front garden, a side garden, a balcony and a free-standing brick garage.
What is the energy label and what does it mean for costs?
The energy label is E. This is not the most efficient label, so you can expect relatively high energy costs compared to homes with better labels. The agent notes that the insulation consists largely of double glazing and floor insulation, and there is a central heating boiler.
What is the foundation risk for this address?
The foundation risk indication for this address is low, based on area-level data from the Klimaateffectatlas. The home was built in 1929, and in this neighbourhood 3% of properties have an elevated risk of pile rot. This is an area-level indication, not an inspection of this specific home.
What are the noise levels around this home?
The noise load from road traffic is 56 dB Lden, which is above the noise standard, based on 2022 data. Rail traffic noise is 34 dB Lden and air traffic noise is 37 dB Lden, both below their respective standards. These are area-level indications from public data.
Which supermarkets are closest to Emmalaan 65?
The nearest supermarkets are a Lidl at 637 metres and a Hoogvliet at 649 metres, both about a five-minute walk. A second Lidl is at 893 metres, and a Dirk is at 1,001 metres. There are 77 supermarkets within five kilometres.
What public transport options are available nearby?
Bus line 174 stops at Erasmussingel, 170 metres away, and bus lines 10 and 35 stop at Buitenzorg, 203 metres away. The Bergpolderplein stop, with tram line 6 and bus line 174, is 277 metres away. Rotterdam Noord train station is 730 metres from the home.
What do residents say about living in Hillegersberg Zuid?
Residents give the neighbourhood an average score of 7.58, based on three reviews. One resident calls it "a safe, clean neighbourhood with a good connection to the centre", while another says it is "quiet and not too far". A third notes there is not much to do locally but appreciates the bike access.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value rose by 23%, from €890,000 to €1,091,000. The value increased each year, with the largest jump between 2022 and 2023, from €969,000 to €1,055,000. The reference date for the current value is 1 January 2025.
