Rodenbachstraat 88
Laakkwartier-West, Den Haag
NeighbourhoodA 1930s terraced house in Laakkwartier-West
This 1930s terraced house sits in Laakkwartier-West, a lively part of Den Haag where the streets are busy with students and young families. The asking price of €435,000 is on the high side compared with the average asking price of €308,167 for a home in this neighbourhood, and it is also above the typical price per square metre. For context, [terraced houses in Den Haag](</koopwoningen/s-gravenhage/tussenwoningen/>) vary widely in price, but this one asks a premium.
The home itself
The agent describes this as a single-family terraced house with five rooms on one floor, a living area of 108 m² according to the agent, while the BAG registration records 104 m². The plot is 69 m². Built in 1932, it has an energy label C, which means you can expect moderate energy costs. The home is offered with a volume of 347 m³.
Laakkwartier-West
Residents of the wider district give it an average score of 7.91 out of 10, based on 14 reviews. One resident says: "The access is great because of the closeness to the station. The architecture is a bit disorganised and sometimes it does get a bit dirty and unhygienic; the trash gets everywhere around the bins and is not picked up frequently enough." Another notes: "The neighbourhood is active but not unsafe; there are shops and amenities within walking distance." The district is diverse, with many students and immigrants, and most residents feel safe even late at night. About 37% of the local population is between 25 and 45, and half of all households are single-person. For more on the area, see [the Laakkwartier-West neighbourhood](</buurt/laakkwartier-west-s-gravenhage/>).
Amenities and transport
Daily errands are easy: an Albert Heijn is just around the corner, and a BENU pharmacy is a couple of streets away. For schools, the nearest primary is a ten-minute walk, and there is a secondary school within walking distance too. Public transport is well served: bus lines 22, 29 and 22A stop at Ledeganckplein on your doorstep, and tram 16 runs from Van Zeggelenlaan just around the corner. The nearest train station, Den Haag Moerwijk, is a ten-minute walk. The GP practice is a couple of streets away, and the hospital is a ten-minute walk. For more on the wider area, see [the municipality of Den Haag](</gemeente/s-gravenhage/>).
WOZ and address data
The WOZ value is €330,000 as of 1 January 2025, and the asking price is 32% above that value. According to the municipality, the value has developed over the past five years, but the exact figures are not provided here. As for the address, the noise from road traffic is 44 dB Lden, which is below the norm, and railway noise is 37 dB Lden, also below the norm. The foundation risk indication is medium, as the home was built before 1970, and the area is a KCAF attention zone. These are area-level indications, not an inspection of this specific home. Pluvial flooding risk is medium, while flood risk from rivers is low now and in 2050. Heat stress is medium both now and in 2050.
Source
At the time of writing, the home is offered via two channels, including ON Makelaardij & Financieel Advies.
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 Rodenbachstraat 88, 'S-Gravenhage
How does the asking price compare to the WOZ value?
The asking price of €435,000 is 32% above the WOZ value of €330,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. This difference is a fact you can weigh when considering the price.
What is the layout of this terraced house?
According to the agent, this is a single-family terraced house with five rooms on one floor. The living area is listed as 108 m² by the agent, while the BAG registration records 104 m². The plot is 69 m². The home was built in 1932 and has an energy label C.
What is the energy label and what does it mean for costs?
The energy label is C. This label indicates moderate energy efficiency, so you can expect reasonable but not minimal energy costs.
What is the foundation risk for this home?
The foundation risk indication for this address is medium. This is based on the fact that the home was built before 1970, and the area is a KCAF attention zone. This is an area-level indication, not an inspection of this specific property. It means there is a possibility of foundation issues, but it is not a certainty.
What are the noise levels like at this address?
The noise levels from road traffic are 44 dB Lden, which is below the Dutch noise norm. Railway noise is 37 dB Lden, also below the norm. Aircraft noise is 24 dB Lden, again below the norm. These figures are from 2022 and 2023 and indicate that noise is not a major concern here.
What supermarkets are nearby?
There is an Albert Heijn just around the corner at 353 metres, and another Albert Heijn at 946 metres. A PLUS supermarket is at 1074 metres, and an Ekoplaza is at 1095 metres. So you have several options for groceries within walking distance.
Which schools are close to this home?
The nearest primary school is Protestants Christelijke Basisschool Groen van Prinsterer, about 2.4 km away, which is a ten-minute walk. Other primary schools include KC de Telescoop and De Parachute, both within a similar distance. For secondary education, Gymnasium Novum is about 3.2 km away.
What public transport options are available?
Bus lines 22, 29 and 22A stop at Ledeganckplein, just around the corner. Tram 16 runs from Van Zeggelenlaan, also nearby. The nearest train station is Den Haag Moerwijk, about 735 metres away, which is a ten-minute walk.
How does the price per square metre compare to the neighbourhood average?
The asking price per square metre is €4,028, based on the agent's living area of 108 m². The average asking price per square metre in the neighbourhood is €4,110, so this home is priced slightly below that average. However, the total asking price is 41% above the neighbourhood average asking price of €308,167.
What is the neighbourhood like according to residents?
Residents of the district give it an average score of 7.91 out of 10, based on 14 reviews. They mention that it is diverse and active, with good access to the station and amenities. Some note that it can be a bit dirty around the bins, but most feel safe, even at night. The community is described as welcoming, especially for students and immigrants.
Statistics for Laakkwartier-West
Figures on residents, liveability and the housing market
| Sale price | €308,167 | €295,000 |
|---|---|---|
| Sale per m² | €4,110 | – |
| Rent price | €1,585 p/m | €1,585 p/m |
| Rent per m² | €25 p/m | – |
Experiences from Laakkwartier en Spoorwijk
How residents experience their district
The access is great because of the closeness to the station. The architecture is a bit disorganised and sometimes it does get a bit dirty and unhygienic; the trash gets everywhere around the bins and is not picked up frequently enough, as I have seen the same thing stay in the same place for over 9 days. But the community is diverse and at least in my area it's pretty safe, even late at night. There are a lot of students and immigrants and as an international student I feel very welcomed. My building is a bit messy but there is no serious issue like pests or anything, and for the rent it’s pretty good.
Auto-translated to English by AIThe neighbourhood is active but not unsafe; there are shops and amenities within walking distance, so you can easily buy a döner and do your shopping at Albert Heijn. There are a few homeless people here who are a bit chaotic, but if you mind your own business, nothing happens.
Auto-translated to English by AII experience the Noordpolderbuurt as a quiet, pleasant neighbourhood where you can really feel at home. Almost everyone has known each other for years, creating a warm and close community. The neighbourhood feels safe, both during the day and in the evening, and there is a relaxed atmosphere. The homes are generally of good quality and well-maintained. The streets are clean and hygienic, which further enhances living comfort. There is also plenty of greenery in the area; the nature and parks make it a nice place to walk or unwind. In addition, there are sufficient amenities in the neighbourhood, making daily life easy and pleasant. Whether it's shops, schools, or other important facilities: everything is easily accessible. The accessibility of the neighbourhood is excellent, whether by public transport, car, or bike. In short: the Noordpolderbuurt is for me a quiet, safe, and social neighbourhood where people enjoy living and where the atmosphere feels positive and familiar.
Auto-translated to English by AIIt's a decent neighbourhood with plenty of parks and other amenities. However, there are quite a few problems in the area, such as nuisance and dangerous people who harass you. Additionally, it's often dirty because rubbish isn't collected often enough. Despite all this, I'm quite satisfied with living in this neighbourhood.
Auto-translated to English by AIVery often nuisance from people (foreign) who share houses here with too many people. And leave rubbish everywhere on the street. And sometimes I don't feel safe on the street.
Auto-translated to English by AIThis neighbourhood is very cosy and you feel at home here. Good communication with neighbours. Lots of shops in the area. Easy to travel by public transport. Close to the city centre, which is of course very nice. There is also a forest nearby where you can explore nature. Fun activities for children, like going to the petting zoo. There are also community centres where you can meet people and do fun activities. In short, this is where you want to live.
Auto-translated to English by AIA lot of nuisance in
Auto-translated to English by AIVery beautiful river, the water is a bit dirty but that doesn't matter, very nice ladies and the streets are tidy, it's very cosy and there is a snack bar in the Noordoostpolderbuurt
Auto-translated to English by AIStatistics for Laakkwartier en Spoorwijk
Figures on residents, liveability and the housing market
| Sale price | €322,720 | €308,801 |
|---|---|---|
| Sale per m² | €4,314 | – |
| Rent price | €1,570 p/m | €1,615 p/m |
| Rent per m² | €22 p/m | – |
Experiences from Den Haag
How residents experience their municipality
Lovely place to live. Close to the sea, city centre and shops. Wide choice of schools. Good community spirit. Street parties etc.
Auto-translated to English by AIThere is a lot of nature, many facilities, everything is nearby: a shopping centre, schools, a bus station.
Auto-translated to English by AIVery nice neighbourhood, near the centre and easily accessible
Auto-translated to English by AIQuiet neighbourhood with a bustling shopping street around the corner
Auto-translated to English by AILove it, it's quiet
Auto-translated to English by AINothing, I'm living with my in-laws
Auto-translated to English by AIPleasant living in a neighbourhood with lots of children
Auto-translated to English by AIPeople keep to themselves, little to no nuisance, only parking is minimal.
Auto-translated to English by AIStatistics for Den Haag
Figures on residents, liveability and the housing market
| Sale price | €569,797 | €501,714 |
|---|---|---|
| Sale per m² | €5,270 | – |
| Rent price | €2,309 p/m | €2,184 p/m |
| Rent per m² | €24 p/m | – |
Location and amenities
Rodenbachstraat 88, 'S-Gravenhage
Risks and environmental factors
Noise, foundation and climate around this address
Noise levels
Foundation risk
Rainwater flooding
Flooding
Heat stress
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