A quiet spot in Portland-Centrum
This terraced house on Robijnhoven 45 sits on a quiet road in a residential area of Portland-Centrum, a neighbourhood in Rhoon. The home was built in 1997 and has an energy label B. With an asking price of €465,000, the price is 37% below the average asking price of €743,000 in the neighbourhood, which the data shows as keen. For comparison, terraced houses in Albrandswaard are listed at various price points.
The home itself
The house has 4 rooms, including 3 bedrooms and 1 bathroom, spread over 2 floors. The living area is 97 m² according to the agent, while the BAG registration lists 98 m²; the plot is 116 m² in both. The home is heated with a combination boiler and partial underfloor heating. The living area is 40% smaller than the neighbourhood average of 161 m².
Life in Portland-Centrum
Residents of the district of Portland give their living environment an average score of 8.1, based on four reviews. One resident says: "Quiet neighbourhood next to the polder, just below Rotterdam." Another notes: "It can sometimes be chaotic, things are often stolen, windows smashed, etc. But we do have a group app for our neighbourhood so we can keep an eye on each other." The neighbourhood has 1,645 inhabitants, with 60% of households having children. The Portland-Centrum neighbourhood is home to a mix of ages, with the largest group aged 45 to 65.
Amenities and transport
For daily groceries, Albert Heijn is just around the corner, and there are more supermarkets a short drive away. Primary schools like Christelijke Basisschool Het Lichtpunt and OBS Rhoon loc. OBS Portland are a ten-minute walk. The nearest GP is Praktijk Schouten, and the pharmacy Apotheek Servicepunt Portland is nearby. Bus stop Biezenlaan is just around the corner, with lines 11, 82, 183, 283, and 602. The nearest train station is Rotterdam Lombardijen, about 4.5 km away. The municipality of Albrandswaard offers further amenities.
WOZ and address data
The WOZ value for this home is €444,000, based on the reference date 1 January 2025. The asking price is 5% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 49%, from €297,000 to €444,000. As for address-level risks, the noise from road traffic is 51 dB Lden, which is above the norm, while railway and aircraft noise are below their norms. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. Pluvial flooding risk is medium, as is flood risk currently and in 2050; 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 only via REMAX Makelaarsgroep.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
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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 Robijnhoven 45, Rhoon
How does the asking price compare to the WOZ value?
The asking price of €465,000 is 5% above the WOZ value of €444,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price is also 37% below the average asking price of €743,000 for homes in the neighbourhood, according to the data.
What is the layout of this terraced house?
The home has 4 rooms in total, including 3 bedrooms and 1 bathroom, spread over 2 floors. The living area is 97 m² according to the agent, while the BAG registration lists 98 m². The plot is 116 m². Heating is provided by a combination boiler with partial underfloor heating.
What is the energy label and what does it mean?
The energy label is B. This label indicates the home's energy performance as registered. With label B, you can expect moderate energy costs, though the exact amount depends on usage and energy prices. The home was built in 1997, which is a fact about its age, not a statement about its condition.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public data. The soil is clay, which is noted as sensitive to settling. This is an area-level indication based on public risk data, not an inspection of this specific home. No further details are provided in the listing.
What are the flood and climate risks for this area?
The pluvial flooding risk is medium, meaning there is a moderate chance of flooding from heavy rain. Flood risk is also medium, both currently and in 2050. Heat stress is low now but is expected to be medium by 2050. These are area-level indications from the Klimaateffectatlas, not a property-specific assessment.
What public transport options are available near this home?
The nearest bus stop is Biezenlaan, about 219 metres away, with bus lines 11, 82, 183, 283, and 602. Other stops like Reesteijn and Regenboog are also within a few hundred metres. The nearest train station is Rotterdam Lombardijen, approximately 4.5 km away.
What shops and schools are nearby?
Albert Heijn is about 344 metres away, just around the corner. Several primary schools are within a ten-minute walk, including Christelijke Basisschool Het Lichtpunt and OBS Rhoon loc. OBS Portland, both about 565 metres away. The nearest GP is Praktijk Schouten at 423 metres, and the pharmacy Apotheek Servicepunt Portland is at 427 metres.
What do residents say about living in this district?
Residents of the district of Portland give their living environment an average score of 8.1 out of 10, based on four reviews. One resident mentions the quiet neighbourhood next to the polder, while another notes occasional chaos and theft, but also a neighbourhood group app for mutual support. These reviews reflect the district, not specifically Portland-Centrum.
How has the WOZ value developed over the past five years?
The WOZ value has increased by 49% between 2020 and 2025, from €297,000 to €444,000. This is a significant rise over the period. The current WOZ value, set on 1 January 2025, is €444,000, and the asking price is 5% above this figure.
