A studio with a view in the heart of Rotterdam
This studio on the 13th floor of a 2012 portiekflat sits on a busy road in the centre of Rotterdam, with an unobstructed view. The asking price is €354,000. For context, the average asking price in the Cool neighbourhood is €533,347, and the average asking price per square metre is €6,050, while this studio is listed at €8,045 per m². If you are looking at [studios in Rotterdam], this one stands out for its high floor and city views.
Inside the home
According to the agent, the studio has two rooms, one bedroom, and one bathroom on a single floor. The living area is listed as 44 m² by the agent, while the BAG registration records 43 m². The home is fully insulated and heated by district heating, and it comes with a balcony. It is full ownership, with a monthly homeowners' association fee of €213.23. The property was built in 2012 and has an energy label A, which is an efficient label.
Life in Cool
Cool is a compact, central district where most households are single-person: 62% of households consist of one person, and the average household size is 1.5. Residents give the neighbourhood an average score of 6.25, based on four reviews. One resident says: "I am looking for a home" and rates it 7 out of 10. Another resident, who rates it 4, simply says: "Cool." A third resident mentions: "A lot of vagrants. Police are quick to respond, but it's a shame it's necessary." The reviews reflect a mixed experience, typical of a busy city centre. For more on [the Cool neighbourhood], the data shows a young population, with 49% aged 25 to 45.
Amenities and getting around
Daily errands are easy from here. An Albert Heijn is on your doorstep, and another Albert Heijn is just around the corner. The pharmacy Apotheek Westblaak is a couple of streets away, and the GP practice Huisartsenpraktijk Wijnhaven is a ten-minute walk. For schools, the Rotterdamse Schoolvereniging is a five-minute walk, and the Havo/vwo voor Muziek en Dans is also within walking distance. Public transport is well served: bus stop Westblaak with lines 4, 5, 7, 11, 16, and 32 is just around the corner, and tram stop Lijnbaan with lines 1, 3, 5, 7, 11, and 12 is a couple of streets away. Rotterdam Centraal station is a ten-minute walk. This is all within [the municipality of Rotterdam], which offers extensive urban amenities.
WOZ value and address data
The WOZ value for this home is €342,000, based on the reference date of 1 January 2025. The asking price is 4% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 27%, from €270,000 to €342,000. As for address-level risk data, these are area-level indications, not an inspection of this specific home. The noise level from road traffic is 68 dB Lden, which is above the noise standard, while railway and aircraft noise are below their standards. The foundation risk indication is low, with 2% of properties in the area having an elevated risk of pile rot. For climate, pluvial flooding risk is elevated, while flood risk is low both now and in 2050. Heat stress is currently medium, rising to elevated by 2050.
Source and agent
At the time of writing, the home is offered via two channels, including Ooms Makelaars. The listing has been available since 15 October 2026.
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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 Karel Doormanstraat 388E, Rotterdam
How does the asking price compare to the WOZ value?
The asking price of €354,000 is 4% above the WOZ value of €342,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The average asking price in the Cool neighbourhood is €533,347, so this studio is listed below that average, but no judgement is made here about whether the price is high or low.
What is the layout of this studio?
According to the agent, the studio has two rooms, one bedroom, and one bathroom, all on a single floor. The living area is listed as 44 m² by the agent, while the BAG registration records 43 m². There is a balcony, and the home is on the 13th floor with an unobstructed view. It is full ownership, with a monthly homeowners' association fee of €213.23.
What is the energy label and what does it mean for costs?
The energy label is A, which is an efficient label. This means the home is likely to have relatively low energy costs compared with less efficient labels. The home is fully insulated and heated by district heating, according to the agent.
What is the noise situation around this address?
According to area-level risk data, the noise level from road traffic is 68 dB Lden, which is above the noise standard. Railway noise is 31 dB Lden and aircraft noise is 25 dB Lden, both below their respective standards. These are indications at the area level, not an inspection of this specific home. The home is on a busy road, which is consistent with the road traffic noise level.
What are the nearest supermarkets and schools?
An Albert Heijn is just 79 metres away, and another Albert Heijn is at 111 metres. The Rotterdamse Schoolvereniging primary school is 485 metres away, and the Havo/vwo voor Muziek en Dans secondary school is 527 metres away. There are also several other primary schools within a short walk, including Openbare Basisschool Het Landje at 501 metres.
How is the public transport in this area?
The bus stop Westblaak is 139 metres away, with lines 4, 5, 7, 11, 16, and 32. The tram stop Lijnbaan is 144 metres away, with lines 1, 3, 5, 7, 11, and 12. The metro station Beurs is 276 metres away, serving lines A, B, C, D, and E. Rotterdam Centraal train station is 772 metres away, about a ten-minute walk.
What is the foundation risk for this property?
The foundation risk indication for this address is low, according to area-level data from the Klimaateffectatlas. In this area, 2% of properties have an elevated risk of pile rot. This is an area-level indication, not an inspection of this specific home. No further details about the foundation of this particular property are stated in the listing.
What do residents say about living in Cool?
Residents give the Cool neighbourhood an average score of 6.25 out of 10, based on four reviews. One resident says: "I am looking for a home" and rates it 7. Another resident rates it 4 and simply says: "Cool." A third resident mentions: "A lot of vagrants. Police are quick to respond, but it's a shame it's necessary." The reviews reflect a mix of positive and negative experiences.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value of this home increased by 27%, from €270,000 to €342,000. The value peaked at €348,000 in 2022 and 2024, before settling at €342,000 for 2025. This development is based on municipal data and reflects the general trend in the area, not a prediction of future value.
