A new home on the water's edge
Marmerhof 11 is a recently built terraced house in Overschie, a district of Rotterdam where new construction stands alongside a much older housing stock. The home was completed in 2023 and carries an A+++ energy label, an efficient label that reflects its modern construction. With a price of €950,000, the asking price sits well above the average for terraced houses in Rotterdam, and at €5,655 per m² it is on the high side compared with the neighbourhood average of €4,261 per m².
Inside the house
According to the agent, the home has five rooms, four bedrooms and two bathrooms spread over three floors, with a volume of 579 m³. The living area is listed as 168 m² by the agent, while the BAG registration records 167 m². The plot measures 144 m² according to the agent, against 133 m² in the BAG registration. There is a front and back garden, with the back garden facing southwest. The agent describes the home as fully insulated, with underfloor heating throughout, and it is offered in full ownership. The setting is described as a quiet road, on the water, in a residential area with an open view.
Life in Overschie
Overschie is a district with around 6,700 residents, where families with children make up a third of households. Residents of the district give it an average score of 8.42, based on five reviews. One resident says: "A very nice neighbourhood. The airport is nearby, but you don't hear a thing. Zestienhovenpark is great for walking or jogging. Many families with children live here." Another resident notes: "Here in Overschie there's quite a lot to do and shops are within walking distance. Public transport is central here in Overschie for young and old." The same resident mentions that at night cars sometimes gather in the street with young people, which can be annoying. The district recorded 286 crimes in the most recent figures. For more on the area, see the municipality of Rotterdam.
Amenities and transport
Daily errands are well covered around this home. The PLUS supermarket is just around the corner, with Dirk a couple of streets away and Lidl within a ten-minute walk. Openbare Daltonschool Overschie is a five-minute walk, and CBS De Regenboog is a couple of streets further. The Overschiese Apotheek is a ten-minute walk, while the nearest GP practice, Huisartsenpraktijk Blijdorp, is further out. Bus stop Burg. Bosstraat is on your doorstep with lines 13 and 33, and De Lugt stop with lines 13, 33 and 40 is a couple of streets away. Schiedam Centrum station is about 2.6 km from the home.
WOZ value and address data
The WOZ value for this home is €790,000, based on the reference date of 1 January 2025. The asking price is 20% above the WOZ value. Between 2020 and 2025, the WOZ value rose by 391%, from €161,000 to €790,000. As for address-level risk data, these are area-level indications rather than an inspection of this specific home. The road traffic noise level is 52 dB Lden, above the noise standard, while railway, aircraft and industrial noise all remain below their standards. The foundation risk indication is low, with 2% of properties in the area showing an elevated pile-rot risk. Pluvial flooding at heavy rain is indicated as elevated, while flood risk is low now and in 2050; heat stress is low now but medium by 2050.
Source
At the time of writing, the home is offered via multiple channels, including Baljon makelaars and Baljon makelaars on Funda.
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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 Marmerhof 11, Rotterdam
How does the asking price compare with the WOZ value?
The WOZ value is €790,000, based on the reference date of 1 January 2025. The asking price of €950,000 is 20% above that WOZ value. The WOZ value has risen sharply in recent years: between 2020 and 2025 it went from €161,000 to €790,000, an increase of 391%. The WOZ value is the municipal valuation and does not necessarily reflect the current market value.
What is the layout of this home?
According to the agent, the home has five rooms, four bedrooms and two bathrooms spread over three floors. The living area is listed as 168 m² by the agent, while the BAG registration records 167 m². The plot measures 144 m² according to the agent, against 133 m² in the BAG registration. The home has a front and back garden, with the back garden facing southwest.
What energy label does this home have?
The home has an A+++ energy label, which is an efficient label. The agent also describes the home as fully insulated, with underfloor heating throughout. The home was built in 2023, so it is recent new construction. In the neighbourhood, only about 9% of the homes for sale carry an A+ label or better, so this home stands out in that respect.
What are the noise levels around this address?
The road traffic noise level at this address is 52 dB Lden, which is above the noise standard. Railway noise is 33 dB Lden, aircraft noise 47 dB Lden and industrial noise 46 dB Lden, all below their respective standards. These are area-level indications based on public data, not measurements at the home itself. One resident of the district notes that the airport is nearby but that you do not hear a thing.
What is the foundation risk for this home?
The foundation risk indication for this address is low. In the area, 2% of properties show an elevated pile-rot risk, according to the Klimaateffectatlas. This is an area-level indication based on public risk data, not an inspection of this specific home. The home was built in 2023, which is a fact about its construction year.
What flood and heat risks apply to this address?
The flood risk is indicated as low for the current situation and for 2050. Pluvial flooding at heavy rain is indicated as elevated. Heat stress is low at present but medium by 2050. These are area-level indications from the Klimaateffectatlas, not an assessment of this specific property. They describe the broader area around the address rather than the home itself.
Which supermarkets are near this home?
The PLUS supermarket is about 456 metres away, just around the corner. Dirk is at 630 metres, a couple of streets away, and Lidl is at 838 metres, within a ten-minute walk. Albert Heijn is at about 1.2 km. Within a 5 km radius there are 73 supermarkets in total, so there is plenty of choice for daily groceries.
Which schools are close by?
Openbare Daltonschool Overschie is about 507 metres away, a five-minute walk, and has 185 pupils. CBS De Regenboog is at 633 metres, a couple of streets further, with 233 pupils. Albert Schweitzer is at 723 metres. For secondary education, the nearest option is about 3.2 km away. There are 147 schools within a 5 km radius.
What public transport options are available?
Bus stop Burg. Bosstraat is about 232 metres away, on your doorstep, with lines 13 and 33. West-Sidelinge is at 291 metres with the same lines, and De Lugt at 487 metres adds line 40. The nearest train station is Schiedam Centrum, about 2.6 km away. The bus lines serve the local area, though destinations and frequencies are not part of the data.
How does this home compare with other homes in the neighbourhood?
The asking price of €950,000 is 117% above the average asking price in the neighbourhood, which is €437,353. The living area of 168 m² is 62% larger than the neighbourhood average of 104 m². The home is recent new construction from 2023, while about 78% of the housing stock in the area was built before 1945. The energy label A+++ is also notable, as only about 9% of homes for sale in the neighbourhood have an A+ label or better.
What do residents say about living in Overschie?
Residents of the district give Overschie an average score of 8.42, based on five reviews. One resident says: "A very nice neighbourhood. The airport is nearby, but you don't hear a thing. Zestienhovenpark is great for walking or jogging. Many families with children live here." Another resident mentions that there is quite a lot to do and shops are within walking distance, but also notes that at night cars sometimes gather in the street with young people, which can be annoying. These reviews describe the district as a whole, not specifically the immediate area around Marmerhof.
What is the ownership situation for this home?
The home is offered in full ownership, according to the agent. This means there is no leasehold or ground rent involved. The agent does not mention any homeowners' association fee in the listing. The home was built in 2023 and is described as fully insulated with underfloor heating throughout.
