A spacious villa on the water
This detached villa on Binnengracht 8 sits in Portland-Centrum, a structured residential area in Rhoon, right next to the polder. The home was built in 2006 and has an energy label A. With a price of €1,199,000, the asking price is on the high side compared to the neighbourhood average. The price is 87% above the average asking price of €640,571 in the neighbourhood, and 21% above the average price per square metre. For context, detached houses in Albrandswaard are part of a market where the average asking price for all homes is €640,571.
The home itself
Inside, the villa offers six rooms, including five bedrooms and two bathrooms, spread over three floors. The living area is 218 m² according to the agent, while the BAG registration lists 214 m². The plot measures 407 m² in the agent's listing, but the BAG registration states 176 m². The home has a garden around it and an attached brick garage. It is fully owned, has HR glazing and is fully insulated, and is heated by a central heating boiler. The property is described as being on a quiet road, on navigable water, in a residential area with a free view.
Life in Portland-Centrum
Portland-Centrum is a neighbourhood of about 1,645 residents, where most homes were built between 1990 and 2010. Residents of the district give it an average score of 8.1, based on four reviews. One resident says: "Quiet neighbourhood next to the polder, just below Rotterdam. Good. As a woman, I rarely feel unsafe in my neighbourhood." Another notes: "It can sometimes be chaotic, things are often stolen, windows smashed, etc. But we do have a group app for our neighbourhood so we can keep an eye on each other." A third resident adds: "It's a quiet neighbourhood and as a woman I often feel safe on the street. Mostly many families live there." The reviews reflect a mix of quiet streets and some social challenges, with a strong sense of community. For more context, the Portland-Centrum neighbourhood is part of a larger area with its own character.
Amenities and transport
Daily errands are easy from here. The Albert Heijn is just around the corner, and there are several other supermarkets within a short drive, including an Aldi and a Dirk. For primary education, Christelijke Basisschool Het Lichtpunt, OBS Rhoon loc. OBS Portland, and De Grote Reis are all on your doorstep. The nearest GP is Praktijk Schouten, and the pharmacy is Apotheek Servicepunt Portland, both just around the corner. For public transport, bus stop Regenboog is a five-minute walk away, with lines 82, 183, 283, and 602. The nearest train station is Rotterdam Lombardijen, about 5 km away. The municipality of the municipality of Albrandswaard covers the wider area.
WOZ and address data
The WOZ value of the home is €881,000, with a reference date of 1 January 2025. The asking price is 36% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 49%, from €593,000 to €881,000. As for address-level risks, the noise from road traffic is 45 dB Lden, which is not above the norm, and similar for rail and air traffic. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. For climate, pluvial flooding at heavy rain is low, while flood risk is medium now and in 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 YESS Real Estate B.V. on Funda.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
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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 Binnengracht 8, Rhoon
How does the asking price compare to the neighbourhood average?
The asking price of €1,199,000 is 87% above the average asking price of €640,571 for homes in Portland-Centrum. The price per square metre is €5,500, which is 21% above the neighbourhood average of €4,552 per m². The price verdict is that the asking price is on the high side compared to the neighbourhood average.
What is the layout of this detached house?
The villa has six rooms, including five bedrooms and two bathrooms, spread over three floors. The living area is 218 m² according to the agent, while the BAG registration lists 214 m². The plot is 407 m² in the agent's listing, but the BAG registration states 176 m². There is a garden around the home and an attached brick garage.
What is the WOZ value and how has it developed?
The WOZ value is €881,000, with a reference date of 1 January 2025. The asking price is 36% above this WOZ value. Over the past five years, the WOZ value has increased by 49%, from €593,000 in 2020 to €881,000 in 2025. This reflects the municipal valuation, not the current market value.
What are the address-level risk indications for this home?
The noise from road traffic is 45 dB Lden, which is not above the norm, and rail and air traffic are also below their norms. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. For climate, pluvial flooding at heavy rain is low, while flood risk is medium now and in 2050, and heat stress is low now but medium by 2050. These are area-level indications, not an inspection of this specific home.
What amenities are nearby?
The Albert Heijn is just around the corner, and there are several other supermarkets within a short drive, including an Aldi and a Dirk. For primary education, Christelijke Basisschool Het Lichtpunt, OBS Rhoon loc. OBS Portland, and De Grote Reis are all on your doorstep. The nearest GP is Praktijk Schouten, and the pharmacy is Apotheek Servicepunt Portland, both just around the corner.
What is public transport like in this area?
The nearest bus stop is Regenboog, about 450 metres away, with lines 82, 183, 283, and 602. The Biezenlaan stop is about 500 metres away with the same lines plus line 11. The nearest train station is Rotterdam Lombardijen, about 5 km away. Residents note that public transport could be better, with two bus lines that sometimes run close together.
What do residents say about living in this district?
Residents of the district give it an average score of 8.1, based on four reviews. One resident says: "Quiet neighbourhood next to the polder, just below Rotterdam. Good. As a woman, I rarely feel unsafe in my neighbourhood." Another notes: "It can sometimes be chaotic, things are often stolen, windows smashed, etc. But we do have a group app for our neighbourhood so we can keep an eye on each other."
What is the energy label and what does it mean?
The home has an energy label A, which is an efficient label. According to the agent, the home has HR glazing and is fully insulated, and is heated by a central heating boiler. The energy label reflects the official registration, and the insulation features are as stated by the agent.
