A modern villa on the water
This detached house on Adam Knikmanstraat 5 sits on a quiet road, right on the water, in the Nesselande neighbourhood of Rotterdam. Built in 2016, it is a recent addition to a district where most homes date from between 1990 and 2010. The asking price of €1,550,000 is on the high side, coming in 98% above the neighbourhood average asking price of €781,398. For context, [detached houses in Rotterdam] are a rare commodity in this market.
Inside the home
The agent describes this as a villa, a fully detached house with 8 rooms, 6 bedrooms and 2 bathrooms spread over 3 floors. The living area is listed at 185 m² by the agent, while the BAG registration records 190 m². The plot measures 475 m² according to both sources. The home has a garden that wraps around the property and a detached wooden garage. It is fully owned, and the agent notes double glazing and full insulation. The energy label is A+, an efficient label.
Life in Nesselande
Residents give the neighbourhood an average score of 8.58, based on three reviews. One resident says: "Modern, safe and child-friendly neighbourhood. Nice neighbourhood to grow up in, quiet atmosphere on the street and you can walk well." Another notes: "Very good, but a bit dirty and lots of people sometimes." A third resident mentions that "the neighbourhood doesn't have much contact with each other." The area counts around 13,000 inhabitants, with 53% of households having children. [The Nesselande neighbourhood] is part of the Prins Alexander district.
Amenities and transport
For daily errands, Jumbo is a ten-minute walk away, and Albert Heijn is just around the corner. IKC Het Spectrum primary school is a ten-minute walk, and Het Tangram is a couple of streets further. The nearest GP is Huisartsenpraktijk De Heer en Van Gorcum in Nieuwerkerk aan den IJssel, a ten-minute drive, while Zovida Apotheek Nesselande is a ten-minute walk. Bus stops at Brandingdijk, served by lines 175 and 383, are just around the corner, and the nearest train station is Nieuwerkerk a/d IJssel, about 3 km away. [The municipality of Rotterdam] offers extensive connections. According to public address-level risk data, the road traffic noise is 50 dB Lden, above the noise standard, while railway and aircraft noise are below their standards. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. The current flood risk is medium, dropping to low by 2050, and heat stress is low now but medium by 2050. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered only via Ruseler Makelaars Nesselande.
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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 Adam Knikmanstraat 5, Rotterdam
What is the asking price for this detached house?
The asking price is €1,550,000. This is on the high side compared to the neighbourhood average asking price of €781,398, which is 98% higher. The price per square metre is €8,378 based on the agent's listed living area of 185 m². The neighbourhood average price per square metre is €5,070, so this home is priced well above that.
How many bedrooms and bathrooms does this home have?
According to the agent, this detached villa has 8 rooms in total, including 6 bedrooms and 2 bathrooms, spread over 3 floors. The living area is listed at 185 m² by the agent, while the BAG registration records 190 m². The plot measures 475 m². There is also a garden that wraps around the property and a detached wooden garage.
What is the energy label of this home?
The energy label is A+, which is an efficient label. The agent also notes that the home has double glazing and is fully insulated. The home was built in 2016, so it is relatively recent construction. In the neighbourhood, 40% of homes have an A+ label and 57.1% have an A label, so this home is in line with the local stock.
What is the WOZ value of this property?
The WOZ value is the municipal valuation used for property taxes, and it is not always included in listings. Without this figure, it is not possible to compare the asking price to the official valuation. The asking price is €1,550,000, and the neighbourhood average asking price is €781,398.
What are the noise levels around this address?
According to public address-level risk data, the road traffic noise is 50 dB Lden, which is above the noise standard. Railway noise is 23 dB Lden and aircraft noise is 38 dB Lden, both below their respective standards. These are area-level indications based on data from Atlas Leefomgeving, not measurements taken at the property itself.
What is the foundation risk for this home?
The foundation risk indication for this address is low, according to public data. The soil type is clay, which is noted as sensitive to settling. This is an area-level indication from KCAF, not an inspection of this specific home. The current flood risk is medium, dropping to low by 2050, and heat stress is low now but medium by 2050.
Which supermarkets are near this home?
The nearest supermarkets are Jumbo at 1,245 metres and Albert Heijn at 1,300 metres, both about a ten-minute walk. There is also a SPAR express at 2,494 metres and an AH to go at 2,517 metres. Within 5 km, there are 15 supermarkets in total, so daily groceries are easily accessible.
Which schools are close to this property?
The nearest primary school is IKC Het Spectrum at 946 metres, about a ten-minute walk. Het Tangram is at 1,452 metres, and Passe-Partout at 1,503 metres. There are 35 schools within 5 km, including secondary education at a distance of 3.0 km. The neighbourhood has several schools with good education, according to a resident review.
What public transport options are available nearby?
The nearest bus stop is Rotterdam, Brandingdijk, at 225 metres, served by lines 175 and 383. Another stop, Brandingdijk, is at 230 metres with line 1. The nearest train station is Nieuwerkerk a/d IJssel at 3,053 metres. A resident notes that the metro, bus and two motorways nearby mean you can leave the neighbourhood quickly.
How do residents rate the Nesselande neighbourhood?
Residents give the neighbourhood an average score of 8.58, based on three reviews. One resident describes it as a "modern, safe and child-friendly neighbourhood" with a quiet atmosphere. Another says it is "very good, but a bit dirty and lots of people sometimes." A third notes that "the neighbourhood doesn't have much contact with each other."
What is the neighbourhood housing market like?
In Nesselande, there are currently 66 homes for sale, with an average asking price of €781,398 and a median of €645,000. The average price per square metre is €5,070, and the average living area is 152 m². In the past period, 137 homes were sold at an average price of €749,936, taking an average of 71 days to sell.
Why are there no property details in this listing?
The listing does not state the WOZ value. As a result, it is not possible to compare the asking price to the municipal valuation. The agent does provide details on the layout, including 8 rooms, 6 bedrooms and 2 bathrooms, as well as the living area of 185 m² and the plot of 475 m². The energy label A+ is also stated.
