A grand townhouse in Benoordenhout
This imposing terraced house on the Benoordenhoutseweg sits in the leafy Benoordenhout district of Den Haag, a stone's throw from the city's stately avenues. Built in 1926, it is a classic herenhuis with a free view over the neighbourhood. With an asking price of €1,335,000, it is the most expensive of the 12 homes currently for sale in this neighbourhood, and the price is in line with the market. For context, the asking price sits 71% above the neighbourhood average of €779,000, and the living area of 331 m² is 114% larger than the neighbourhood average of 155 m². If you are looking at [terraced houses in Den Haag], this one stands out for its sheer size.
Inside the home
The agent describes this as a herenhuis with 11 rooms, including 7 bedrooms and 2 bathrooms, spread over 3 floors. The total volume is 1,247 m³. There is a garden at the rear of 89 m² plus a front garden, and a balcony is present. The property has double glazing, a central heating boiler and partial underfloor heating. The ground lease is municipal and has been bought off in perpetuity, so there is no annual ground rent to worry about. According to the BAG registration the living area is 341 m², while the agent lists 331 m²; the plot is 254 m² per the BAG and 282 m² per the agent.
The Van Hoytemastraat e.o. neighbourhood
Residents of the wider Benoordenhout district give their living environment a strong 8.46 out of 10, based on three reviews. One resident describes it as a very pleasant neighbourhood with friendly people, almost always clean and hygienic, and a really nice place to live with children because there is a playground nearby and many schools. Another calls it cosy and great for children, with schools and a playground close at hand, though notes it is not always spotless. The neighbourhood itself counts around 2,445 inhabitants, and about 74% of homes are owner-occupied. The area is very strongly urban, with a high address density. For more on what it is like to live here, have a look at [the Van Hoytemastraat e.o. neighbourhood].
Daily life and getting around
For groceries, the Albert Heijn is just around the corner, with a SPAR a couple of streets away. The nearest pharmacy, Apotheek Francken, is on your doorstep, and the GP practice is about a ten-minute walk. The nearest primary school, De Parachute, is a ten-minute walk, and there are several secondary schools within a short distance. Public transport is well served: the Willem Witsenplein bus stop is just around the corner with lines 385 and 685, and the Van Hoytemastraat stop with line 29 is a couple of streets away. Den Haag Centraal station is about a ten-minute walk. The municipality of Den Haag offers all the amenities of a major city, and [the municipality of Den Haag] page has more on the wider area.
WOZ and address data
No WOZ value is available for this property in the data. The address-level risk indications from public sources (Atlas Leefomgeving, KCAF, Klimaateffectatlas) are area-level indications, not an inspection of this specific home. Road traffic noise is measured at 62 dB Lden, which is above the noise standard; railway noise is 32 dB Lden and aircraft noise 18 dB Lden, both below the standard. The foundation risk indication is medium, as the building dates from before 1970. For climate risks, pluvial flooding at heavy rain is indicated as medium, current flood risk as low, and heat stress as medium both now and in 2050.
Source and agent
At the time of writing, the home is offered via multiple channels, including Röttgering NVM Makelaars and their listing on Funda. The agent is Röttgering NVM Makelaars.
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Frequently asked questions
About Benoordenhoutseweg 84, 'S-Gravenhage
How does the asking price compare to other homes in the neighbourhood?
The asking price of €1,335,000 is 71% above the neighbourhood average asking price of €779,000, and it is the most expensive of the 12 homes currently for sale in this neighbourhood. The price per square metre is €4,033 based on the agent's listed living area. The price verdict is that it is in line with the market.
What is the layout of this home?
According to the agent, this is a herenhuis with 11 rooms, including 7 bedrooms and 2 bathrooms, spread over 3 floors. The total volume is 1,247 m³. There is a rear garden of 89 m² plus a front garden, and a balcony is present. The living area is listed as 331 m² by the agent, while the BAG registration gives 341 m².
What is the energy label and what does it mean for costs?
The energy label is C. This is a mid-range label, so you can expect moderate energy costs for a home of this size. The agent notes that the property has double glazing and a central heating boiler with partial underfloor heating. The home was built in 1926, which is a factor in its energy performance.
What is the ground lease situation?
The property is on municipal ground lease, but the lease has been bought off in perpetuity. This means there is no annual ground rent to pay. The ownership is described as 'Gemeentelijke erfpacht (Eeuwigdurend afgekocht)', which translates to municipal ground lease, bought off in perpetuity.
What are the noise levels around this address?
The address-level risk data indicates road traffic noise at 62 dB Lden, which is above the Dutch noise standard. Railway noise is measured at 32 dB Lden and aircraft noise at 18 dB Lden, both below the standard. These are area-level indications from public data sources, not measurements taken at the property itself.
What is the foundation risk for this property?
The foundation risk indication for this address is medium. This is based on the fact that the building was constructed before 1970, specifically in 1926, and the KCAF attention area shows that 100% of properties in this postcode area were built before 1970. This is an area-level indication, not an inspection of this specific home.
What are the climate risks for this location?
The climate risk indications for this address are: pluvial flooding at heavy rain is medium, current flood risk is low, and heat stress is medium both now and in 2050. These are area-level indications from the Klimaateffectatlas, not an assessment of this specific property.
What supermarkets and schools are nearby?
The nearest supermarket is Albert Heijn at about 458 metres, with a SPAR at 526 metres and a SPAR express at 643 metres. The nearest primary school is De Parachute at about 2.3 km, and there are several secondary schools within about 2.7 to 2.8 km, including Corbulo Tech & Design College and Sint-Maartenscollege.
How is the public transport in this area?
The nearest bus stop is Den Haag, Willem Witsenplein at about 265 metres, served by lines 385 and 685. The Willem Witsenplein stop with lines 23 and N1 is at 280 metres, and the Van Hoytemastraat stop with line 29 is at 367 metres. Den Haag Centraal train station is about 1.1 km away.
What do residents say about living in this area?
Residents of the Benoordenhout district give an average score of 8.46 out of 10, based on three reviews. One resident describes it as a very pleasant neighbourhood with friendly people and almost always clean, a really nice place to live with children because of the nearby playground and schools. Another calls it cosy and great for children, though notes it is not always spotless.
