A spacious villa in Schiebroek
Tucked away on a quiet road in Schiebroek, this detached villa from 1978 offers a calm setting with a free view. The home sits in a residential area that residents describe as feeling like a small village, where most daily destinations are within easy reach by bike or on foot. With an asking price of €1,075,000, the price is on the high side compared with the neighbourhood average, and it sits 137% above the average asking price in the area. For context, the average asking price for detached houses in Rotterdam gives a useful reference point.
The home itself
According to the agent, the living area is 212 m², while the BAG registration records 205 m². The plot is 248 m² in both sources. The villa has six rooms, five bedrooms and two bathrooms spread over six floors, with a volume of 882 m³. There is a garden around the home and a balcony. The property is held under municipal ground lease, with the perpetual lease already bought off. The agent notes double glazing and a central heating boiler. The energy label is C.
Life in Schiebroek
Residents give the neighbourhood an average score of 7.48, based on ten reviews. One resident says: "It is just like a small village, you can cycle or walk everywhere nicely. There is also public transport which makes it even easier to get somewhere. Not too far from the centre." Another resident is less positive, mentioning litter and cycling on the pavement. The neighbourhood has around 17,000 residents, and about 45% of households are single-person households. The area offers a mix of opinions, so it is worth reading through the reviews yourself. The Schiebroek neighbourhood has its own character within Rotterdam.
Amenities and transport
Daily errands are well covered. The PLUS and Albert Heijn are both just around the corner, with a Lidl a ten-minute walk away. The Fatimaschool primary school is on your doorstep, and the Openbare Montessorischool Tuinstad Schiebroek is a couple of streets away. The pharmacy is just around the corner, while the nearest GP practice is a ten-minute walk. Tram line 8 stops at Larikslaan on your doorstep, and Rotterdam Noord train station is about 2.5 km away. The municipality of Rotterdam offers a wide range of facilities.
WOZ value and address data
The WOZ value is €997,000 as of 1 January 2025, and the asking price is 8% above this value. Over the past five years, the WOZ value has developed in line with the market. At the address level, the noise load from road traffic is 65 dB Lden, which is above the noise standard, and aircraft noise is 50 dB Lden, also above the standard. Railway noise is 37 dB Lden, below the standard. The foundation risk indication is low, though the soil is clay, which is sensitive to settlement. These are area-level indications, not an inspection of this specific home. Pluvial flooding risk is low, and heat stress is medium, both now and in 2050.
Source
At the time of writing, the home is offered via two channels, including Schieland Borsboom NVM Makelaars.
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Features
Details of this home
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Layout
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Outdoor space
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 Adrianalaan 201, Rotterdam
How does the asking price compare with the WOZ value?
The WOZ value is €997,000 as of 1 January 2025. The asking price of €1,075,000 is 8% above this value. The WOZ value is the municipal valuation for tax purposes, not the current market value, so the comparison gives an indication of how the asking price relates to the official valuation.
What is the layout of this detached house?
The villa has six rooms, five bedrooms and two bathrooms spread over six floors, with a volume of 882 m³. The agent lists the living area as 212 m², while the BAG registration records 205 m². The plot is 248 m². There is a garden around the home and a balcony.
What is the energy label and what does it mean for costs?
The energy label is C. This is a mid-range label, so energy costs will be moderate compared with more efficient homes, but lower than the least efficient labels. The agent notes that the home has double glazing and a central heating boiler, which are relevant for the energy performance.
What is the noise situation at this address?
At the address level, the noise load from road traffic is 65 dB Lden, which is above the noise standard. Aircraft noise is 50 dB Lden, also above the standard. Railway noise is 37 dB Lden, below the standard. These are area-level indications based on public data, not measurements at the property itself.
What is the foundation risk for this home?
The foundation risk indication is low. The soil is clay, which is sensitive to settlement. This is an area-level indication based on public data, not an inspection of this specific home. The climate data shows low pluvial flooding risk and medium heat stress, both now and in 2050.
What amenities are nearby?
The PLUS and Albert Heijn supermarkets are both within a short walk, with a Lidl about a ten-minute walk away. The Fatimaschool primary school is very close, and the Openbare Montessorischool Tuinstad Schiebroek is also nearby. The pharmacy is just around the corner, and the nearest GP practice is about 1.2 km away.
How is the public transport connection?
Tram line 8 stops at Larikslaan, which is on your doorstep, with additional stops at Peppelweg and Meidoornweide nearby. Rotterdam Noord train station is about 2.4 km away. The tram provides a direct connection through the area, and the train station offers further options.
What do residents say about living in Schiebroek?
Residents give the neighbourhood an average score of 7.48, based on ten reviews. One resident describes it as feeling like a small village where you can cycle or walk everywhere, with good public transport and not too far from the centre. Another resident mentions litter and cycling on the pavement as issues. The reviews reflect a mix of positive and critical perspectives.
How does this home compare with the neighbourhood average?
The asking price of €1,075,000 is 137% above the neighbourhood average asking price of €454,411. The living area of 212 m² is 128% larger than the neighbourhood average of 93 m². The home is significantly larger and more expensive than the typical property in Schiebroek.
What is the ownership structure of this property?
The property is held under municipal ground lease, with the perpetual lease already bought off. This means the ground lease has been settled permanently, so there is no ongoing ground rent to pay. The agent lists this as part of the property details.
