A calm spot by the water
This terraced house sits on the Nemelaersingel in Beverwaard, a residential area in the IJsselmonde district of Rotterdam. The setting is described as quiet, with an open position and a free view, right by the water. Built in 1981, the home has an energy label B and is listed for €365,000. For context, terraced houses in Rotterdam are listed at various price points across the city.
The home itself
The house has four rooms, including three bedrooms and one bathroom, spread over two floors. The living area is 82 m² according to the BAG registration, while the agent lists 83 m²; the plot is 115 m² in both. There is a rear garden of 45 m² facing northwest. The property is owned subject to a ground lease, which has been bought off until 28 February 2064. According to the agent, the home has roof insulation, double glazing, wall insulation, floor insulation and is fully insulated, and it has a central heating boiler.
Living in Beverwaard
Beverwaard is a neighbourhood where residents give an average score of 7.69 out of 10, based on six reviews. One resident says: "I've lived here for a few years. There's litter on the ground. But the supermarkets are good in the neighbourhood and there's a community centre. Nice!" Another resident, who has lived here for 14 years, mentions "good public transport, shopping, well-maintained" and calls it a "Nice neighbourhood". A third says: "It's nice to live here", adding that "more should be done with the greenery". The neighbourhood has around 11,820 inhabitants, and about 43% of households have children. For more details, see the Beverwaard neighbourhood.
Amenities and transport
For daily errands, Hoogvliet supermarket is just around the corner, with Dirk and Lidl a ten-minute walk away. Primary schools De Barkentijn and RK De Regenboog are both within a short walk. The nearest GP is at Gezondheidscentrum Beverwaard, and the Zovida Apotheek Beverwaard pharmacy is nearby. Tram line 3 stops at Croystraat on your doorstep, and bus line 489 runs from P+R Beverwaard a couple of streets away. The nearest train station is Rotterdam Lombardijen, about 2.9 km from the home. This is all part of the municipality of Rotterdam.
WOZ and address data
The WOZ value for this home is €299,000, based on the reference date 1 January 2025. The asking price is 22% above the WOZ value. Between 2020 and 2025, the WOZ value rose by 53%, from €195,000 to €299,000. As for address-level risk data, the road traffic noise is 54 dB Lden, which is above the noise standard, while railway and aircraft noise are below the standard. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. Pluvial flooding risk is low, current flood risk is medium, 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 via multiple channels, including Edith den Hoedt Makelaardij.
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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 Nemelaersingel 89, Rotterdam
How does the asking price compare with the WOZ value?
The asking price of €365,000 is 22% above the WOZ value of €299,000, 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 listed living area of 83 m², is €4,398. The average asking price in the neighbourhood is €370,908.
What is the layout of this terraced house?
The home has four rooms in total, including three bedrooms and one bathroom, spread over two floors. The living area is 82 m² according to the BAG registration, while the agent lists 83 m². The plot is 115 m². There is a rear garden of 45 m² facing northwest. The property is owned subject to a ground lease, which has been bought off until 28 February 2064.
What is the energy label and what does it mean for costs?
The energy label is B. This is an efficient label, which generally means lower energy costs compared with less efficient labels. According to the agent, the home has roof insulation, double glazing, wall insulation, floor insulation and is fully insulated. It also has a central heating boiler. The exact energy costs will depend on your usage and current energy prices.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public risk data. The soil is clay, which is sensitive to settling. This is an area-level indication based on open data, not an inspection of this specific home. The current flood risk is medium, while pluvial flooding risk is low. Heat stress is low now but medium by 2050.
What supermarkets and schools are nearby?
Hoogvliet supermarket is about 425 metres away, with Dirk at 771 metres and Lidl at 889 metres. For schools, De Barkentijn primary school is 268 metres away, and RK De Regenboog is 443 metres away. The nearest GP is at Gezondheidscentrum Beverwaard, about 413 metres away, and the Zovida Apotheek Beverwaard pharmacy is 401 metres away.
How is the public transport in this area?
Tram line 3 stops at Croystraat, about 144 metres from the home, and at Oude Watering, 389 metres away. Bus line 489 runs from P+R Beverwaard, 396 metres away. The nearest train station is Rotterdam Lombardijen, about 2.9 km from the home. This gives you several options for getting around the city and beyond.
What do residents say about living in Beverwaard?
Residents give the neighbourhood an average score of 7.69 out of 10, based on six reviews. One resident mentions litter on the ground but praises the supermarkets and community centre. Another, who has lived here for 14 years, highlights good public transport, shopping and that it is well-maintained. A third says it is nice to live here but that more should be done with the greenery.
How has the WOZ value developed over the past five years?
The WOZ value has risen by 53% between 2020 and 2025, from €195,000 to €299,000. The reference date for the current WOZ value is 1 January 2025. This increase reflects the general trend in the area, but the WOZ value is a municipal valuation and does not necessarily match the market value at any given moment.
