A modern terraced house in Zuidwijk
This terraced house on Ludenhorst 17 sits in Zuidwijk, a neighbourhood in the Charlois district of Rotterdam. Built in 1999, the home has an energy label A, which is an efficient label. The asking price is €475,000. For context, the average asking price for terraced houses in Rotterdam reflects the wider market, but this home's price stands on its own.
The home itself
According to the agent, this is a single-family terraced house with five rooms, three bedrooms and one bathroom spread over three floors. The living area is listed as 132 m² by the agent, while the BAG registration records 130 m². The plot is 120 m² according to both sources. The home has a rear garden of 50 m², facing west and accessible via the back. It is fully owned, with HR glazing and full insulation, and heating via a combi boiler with underfloor heating throughout. The volume is 462 m³.
Life in Zuidwijk
Zuidwijk is a neighbourhood with about 14,000 residents, and the average household size is 2.0. Residents give the neighbourhood an average score of 6.6, based on four reviews. One resident says: "Nice house, not such a nice neighbourhood." Another describes it as "Dirty, full of shady types and homeless people who aggressively ask for money," adding that there are plenty of supermarkets but limited other shops, and that accessibility is "substandard" with only one bus line. The reviews reflect mixed feelings about the area. For more on what it's like to live here, see the Zuidwijk neighbourhood.
Amenities and transport
For daily errands, the PLUS supermarket is just around the corner, and a SPAR express is a couple of streets away. The nearest primary school, Basisschool Christophoor, is a five-minute walk, and there are secondary schools within a ten-minute walk. The BENU Apotheek Punt Zuid is on your doorstep, while the nearest GP practice, Sanitas Gezondheidscentrum, is a bit further out. The Ikazia Ziekenhuis is a ten-minute walk. For public transport, the Langenhorst stop is a five-minute walk with tram and bus lines 5, 11 and 70, and the Vaanweg stop is also nearby with several bus lines. The nearest train station, Rotterdam Lombardijen, is about 2.3 km away. This is all part of the municipality of Rotterdam.
WOZ value and address data
The WOZ value for this home is €426,000, with a reference date of 1 January 2025. The asking price is 12% above the WOZ value. Between 2020 and 2025, the WOZ value rose by 31%, from €326,000 to €426,000. As for address-level risk data, the noise from road traffic is 50 dB Lden, which is above the noise standard, while rail and air traffic noise are below their standards. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. Pluvial flooding risk is low, as is flood risk for both current and 2050 scenarios, while heat stress is medium for both current and 2050. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including ERA Content+ Makelaars and other listings. The agent is ERA Content+ Makelaars.
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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 Ludenhorst 17, Rotterdam
How does the asking price compare to the WOZ value?
The asking price of €475,000 is 12% above the WOZ value of €426,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price per square metre, based on the agent's living area of 132 m², is €3,598. This comparison is precomputed and does not imply any judgement about whether the price is fair.
What is the layout of this terraced house?
According to the agent, this is a single-family terraced house with five rooms, three bedrooms and one bathroom, spread over three floors. The living area is listed as 132 m² by the agent, while the BAG registration records 130 m². The plot is 120 m². There is a rear garden of 50 m², facing west and accessible via the back. The home is fully owned.
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 to less efficient labels. The agent also states that the home has HR glazing and full insulation, and heating via a combi boiler with underfloor heating throughout. These are separate facts from the label itself.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to area-level data. The soil type is clay, which is noted as sensitive to settling. This is an area-level indication, not an inspection of this specific home. The data comes from public sources such as the Atlas Leefomgeving and KCAF, and does not constitute a structural assessment.
What are the noise levels around this home?
The address-level noise data shows road traffic noise at 50 dB Lden, which is above the noise standard. Rail traffic noise is 32 dB Lden and air traffic noise is 28 dB Lden, both below their respective standards. These figures are from 2022 and 2023, and are area-level indications rather than measurements at the property itself.
What supermarkets and schools are nearby?
The nearest supermarket is PLUS, about 354 metres away, and a SPAR express is about 432 metres away. A Dirk and an Albert Heijn are around a kilometre away. For schools, Basisschool Christophoor is about 457 metres away, and Het Praktijkcollege Zuidwijk is about 690 metres away. There are also several other primary and secondary schools within a short distance.
What public transport options are available?
The nearest public transport stop is Langenhorst, about 414 metres away, which serves tram and bus lines 5, 11 and 70. The Vaanweg stop is about 447 metres away, with bus lines 11, 84, 142, 143, 144, 146, 187 and 290. The nearest train station is Rotterdam Lombardijen, about 2.3 km away. No travel times or destinations are specified.
How do residents rate the neighbourhood?
Residents of Zuidwijk give the neighbourhood an average score of 6.6, based on four reviews. One resident says: "Nice house, not such a nice neighbourhood." Another describes it as "Dirty, full of shady types and homeless people who aggressively ask for money," and notes limited amenities and accessibility. The reviews reflect a range of opinions, so it's worth reading them in full.
What is the average asking price in Zuidwijk?
The average asking price for homes currently for sale in Zuidwijk is €333,889, based on 36 listings. The median asking price is €267,250, and prices range from €215,000 to €745,000. This home's asking price of €475,000 is 42% above the neighbourhood average, which is a precomputed comparison. The average price per square metre in the neighbourhood is €4,017.
How has the WOZ value developed over the past five years?
The WOZ value of this home has risen by 31% between 2020 and 2025, from €326,000 to €426,000. The reference date for the current WOZ value is 1 January 2025. This development is based on municipal data and reflects the change in the official valuation, not the market value. The asking price is 12% above the current WOZ value.
