A quiet spot in Hoogvliet Noord
This end-of-terrace house on Karwijstraat sits on a quiet road in a residential area of Hoogvliet Noord, a neighbourhood in Hoogvliet Rotterdam. Built in 1998, the home has an energy label A, which is an efficient label. With a price of €410,000, the asking price is keen compared with the neighbourhood average asking price of €443,820. For context, there are currently 50 homes for sale in the neighbourhood, and the average price per m² is €4,090. If you are looking at end-of-terrace houses in Rotterdam, this one stands out for its price.
The home itself
According to the agent, the house has five rooms, including four bedrooms and one bathroom, spread over three floors. The living area is listed as 120 m² by the agent, while the BAG registration records 114 m². The plot is 121 m² according to both sources. The home is fully insulated, has a central heating boiler with partial underfloor heating, and is set on a quiet road in a residential area. The garden, 58 m² and facing southeast, is accessible via the back. The property is held under municipal ground lease, with the lease paid off until 16-11-2047 and the lease ending on 16-11-2096.
The Hoogvliet Noord neighbourhood
Residents of the district of Hoogvliet give their area an average score of 7.46, based on twelve reviews. One resident says: "All nature and parks are close by, the metro is a 15-minute walk, never more than 30 minutes, and it's nice and quiet." Another resident is less positive: "Shops are far from walking distance, public transport is not doable in Hoogvliet, the only good thing is the metro to the centre. There are many loitering youths causing nuisance." A third resident calls it a "beautiful excellent neighbourhood" with "lots of nature around". The neighbourhood has about 12,605 inhabitants, and 57% of the homes are owner-occupied. For more on the Hoogvliet Noord neighbourhood, the reviews give a mixed picture.
Amenities and transport
For daily errands, the Hoogvliet supermarket is just around the corner, with Dirk and Lidl a couple of streets away. Basisschool Het Prisma is a five-minute walk, and Accent Praktijkonderwijs Hoogvliet is on your doorstep. The nearest pharmacy, Service Apotheek Oude Wal, is a five-minute walk, while the nearest GP is in Spijkenisse, a ten-minute walk. Bus stops Alsemstraat and Pieter Stastokweg, served by lines 61 and 62, are just around the corner. The nearest train station, Schiedam Centrum, is about 7.4 km away. For a broader view, the municipality of Rotterdam offers extensive public transport options.
WOZ and address data
The WOZ value of the home is €369,000, with a reference date of 1 January 2025. The asking price is 11% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 58%, from €233,000 to €369,000. As for address-level risks, the noise from road traffic is 55 dB Lden, which is above the noise standard, while rail, air and industry noise are all below their standards. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. Pluvial flooding at heavy rain is elevated, while flood risk is low now and in 2050. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including Synchro Wonen and Synchro Wonen NVM 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 Karwijstraat 10, Hoogvliet Rotterdam
How does the asking price compare with the WOZ value?
The asking price of €410,000 is 11% above the WOZ value of €369,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Between 2020 and 2025, the WOZ value increased by 58%, from €233,000 to €369,000. The asking price is also keen compared with the neighbourhood average asking price of €443,820.
What is the layout of this end-of-terrace house?
According to the agent, the home has five rooms, including four bedrooms and one bathroom, spread over three floors. The living area is listed as 120 m² by the agent, while the BAG registration records 114 m². The plot is 121 m². The home is fully insulated and has a central heating boiler with partial underfloor heating. The garden, 58 m² and facing southeast, is accessible via the back.
What is the energy label and what does it mean?
The home has an energy label A, which is an efficient label. This means the home is likely to have relatively low energy costs compared with less efficient labels. The agent also states that the home is fully insulated. The energy label is based on the official registration and does not say anything about the condition of the home itself.
What is the ground lease situation?
The property is held under municipal ground lease. The lease has been paid off until 16 November 2047, and the lease ends on 16 November 2096. This means the ground lease is prepaid for a significant period, which can affect the monthly costs. The details are stated in the listing, and the agent can provide more information.
What is the foundation risk for this home?
The foundation risk indication for this address is low, according to public risk data. The soil is clay, which is sensitive to settling. This is an area-level indication, not an inspection of this specific home. The risk data comes from sources like Atlas Leefomgeving and KCAF, and it gives a general picture of the area rather than a verdict on this property.
What are the noise levels around this address?
The noise from road traffic at this address is 55 dB Lden, which is above the noise standard. Rail, air and industry noise are all below their respective standards, with levels of 28 dB, 28 dB and 45 dB Lden. These are area-level indications based on public data, not measurements at the property itself. The noise data is from 2022, 2023 and 2024.
What supermarkets are nearby?
The nearest supermarket is Hoogvliet, about 677 metres away, which is a couple of streets away. Dirk and Lidl are both around 880 metres, also a couple of streets away. An AH XL is about 906 metres away. For a larger selection, there are 31 supermarkets within 5 km, so you have plenty of options for daily groceries.
What schools are close to this home?
Accent Praktijkonderwijs Hoogvliet, a secondary school, is about 121 metres away, on your doorstep. Basisschool Het Prisma, a primary school, is about 358 metres away, a five-minute walk. De Schakel, another primary school, is about 795 metres away. There are 61 schools within 5 km, so there are many options for education.
How is the public transport in this area?
The nearest bus stops are Alsemstraat and Pieter Stastokweg, both about 222 and 332 metres away, served by lines 61 and 62. The nearest train station is Schiedam Centrum, about 7.4 km away. Public transport options are available, but the train station is not within walking distance.
What do residents say about living in Hoogvliet?
Residents of the district of Hoogvliet give their area an average score of 7.46, based on twelve reviews. One resident says: "All nature and parks are close by, the metro is a 15-minute walk, never more than 30 minutes, and it's nice and quiet." Another resident mentions nuisance from loitering youths and fireworks in November and December. A third calls it a "beautiful excellent neighbourhood" with "lots of nature around".
