1930s Starter Apartment with South-Facing Rooftop Terrace in Hilversum Centre

The property is located on Koningshof in Hilversum Centrum, specifically at number 1-H with postal code 1211 MG. This places it at the edge of the town centre, offering residents convenient access to urban amenities while maintaining a sense of residential character. The location is particularly advantageous due to its proximity to the Gijsbrecht van Amstelstraat, which can be reached on foot within approximately five minutes. This street is known for its variety of shops and dining establishments, contributing to a lively and convenient living environment.

The building itself dates back to 1932, placing it within the characteristic interwar period of Dutch architecture often referred to as the Jaren '30 style. This architectural period is appreciated for its distinctive design elements and solid construction quality. The apartment occupies the upper two residential floors of the building, specifically the second and uppermost double living layer. This elevated position typically offers advantages in terms of light exposure and reduced street-level noise.

The living area measures 39 square metres, which positions this property firmly within the starter home category. This size is typical for a single-person household or a couple beginning their property journey. The price per square metre is listed at €7,051, which provides context for the local market rates in Hilversum centre.

One of the notable features of this apartment is the private rooftop terrace measuring 11 square metres. The terrace faces south, which is considered the most desirable orientation in the Netherlands as it maximises sunlight exposure throughout the day. A south-facing outdoor space is particularly valued as it extends the usable period of the terrace during the year and creates a warm, inviting atmosphere for outdoor relaxation or entertaining. The listing describes the terrace as both pleasant and spacious, suggesting it offers meaningful outdoor living space relative to the apartment's overall size.

The internal layout begins with an entrance vestibule containing the meter cupboard, which is equipped with sub-meters. This is followed by a central landing with a private staircase leading to the apartment. The main living area is designed as an open plan space integrating the kitchen. The kitchen installation includes a gas hob, an extractor hood, and a washing machine connection. This configuration allows for flexible use of the living space, with the kitchen functioning as part of the overall living area rather than being separated into a distinct room.

Adjacent to the living area is the first bedroom, which the listing notes can also serve as a workspace. This dual-purpose room reflects the practical approach often adopted in smaller apartments where maximising the utility of each space is important. The bathroom is located on this floor and is fitted with a toilet, shower, and washbasin, providing all essential sanitary facilities in a compact arrangement.

From the first floor level, a fixed staircase leads to the second sleeping floor located in the roof space. This upper level features Velux skylight windows, which are a standard and effective solution for introducing natural light into rooms situated within a roof structure. Velux windows are well-regarded for their durability, insulation properties, and ease of operation.

The apartment has achieved an Energy Label A rating, which is the highest category in the Dutch energy labelling system. This is a significant achievement for a building dating from 1932 and indicates that substantial energy efficiency improvements have been implemented. The listing confirms the presence of double glazing throughout the property, which represents a key component in achieving this high energy rating. The heating and hot water are provided by a Nefit Proline CW5 combination boiler, which is a gas-fired unit owned by the property. This particular model is a well-known and reliable boiler commonly installed in Dutch residential properties.

The service costs for the apartment are €225 per month, which is notably inclusive of a €150 advance payment for heating costs. This means the actual service costs excluding heating are €75 per month. The heating advance suggests that the building may have a collective heating system or central heating installation that is metered individually for each unit. This arrangement is relatively common in apartment buildings and can offer advantages in terms of maintenance responsibility and potentially more stable heating costs.

The property is part of a Homeowners' Association (VvE), which is registered with the Chamber of Commerce (KvK). The VvE has a reserve fund in place and maintains building insurance. However, the listing indicates that there is no annual general meeting and no maintenance plan. The absence of an annual meeting is unusual and may warrant clarification, as regular meetings are typically considered a fundamental aspect of proper VvE governance. The lack of a formal maintenance plan is also noteworthy, though the presence of a reserve fund suggests some level of forward planning for future building maintenance.

Parking in the area is subject to paid parking regulations, with permits available. This is typical for central urban locations in the Netherlands and should be factored into the overall living costs for residents who own a vehicle.

The property is offered at a price of €275,000 costs buyer (kosten koper), which means the buyer is responsible for the transfer tax, notary fees, and any other transaction-related costs in addition to the purchase price. The acceptance terms are listed as to be agreed, providing flexibility for the negotiation process.

Hilversum is a medium-sized city located in the province of North Holland, known primarily as the media capital of the Netherlands. The city offers a range of urban amenities while maintaining a relatively green and spacious character compared to the larger Randstad cities. The centre of Hilversum features a variety of shops, restaurants, and cultural facilities, making it a desirable location for those who appreciate walkable urban living.

The Gijsbrecht van Amstelstraat, referenced in the listing as being five minutes away, is one of the main shopping streets in Hilversum centre. This street and the surrounding area offer a mix of national chain stores and independent retailers, along with numerous dining options ranging from casual cafes to more formal restaurants. The presence of an Albert Heijn supermarket, specifically mentioned in the listing, ensures convenient access to daily grocery needs within close walking distance.

The concept of a double living layer is an important feature of this apartment. Unlike a standard single-floor apartment, this property extends across two levels, creating a sense of spatial separation between different functional areas. The living, cooking, and first sleeping areas are located on the lower level, while the upper level provides additional sleeping space. This vertical arrangement can create a more house-like living experience compared to a conventional flat, which many buyers find appealing.

The Nefit Proline CW5 combination boiler mentioned in the listing is a condensing boiler, which is the standard technology for modern gas-fired heating systems in the Netherlands. The CW5 designation indicates it is a combi boiler, meaning it provides both central heating and domestic hot water without requiring a separate hot water cylinder. This is a space-efficient solution particularly suited to smaller properties. The fact that the boiler is owned rather than rented is a positive feature, as it avoids ongoing rental costs.

The meter cupboard with sub-meters indicates that individual utilities can be measured separately from any collective building services. This is important for accurate billing and allows residents to monitor and manage their own energy consumption. The Energy Label A rating suggests that the overall energy consumption for this apartment is relatively low, which should translate to manageable energy costs for the occupant.

The VvE structure is a fundamental aspect of apartment ownership in the Netherlands. The presence of a reserve fund is a positive indicator, as it suggests the VvE is setting aside funds for future maintenance and major repairs. Building insurance through the VvE is also standard and provides coverage for the building structure. The absence of a documented maintenance plan is less ideal, as such plans help ensure that maintenance is carried out proactively rather than reactively, which can be more cost-effective in the long term.

The €75 monthly service cost excluding heating is relatively modest for an apartment with these features. Service costs typically cover items such as building insurance, cleaning of common areas, maintenance of shared installations, and contributions to the reserve fund. Buyers should request the most recent VvE financial statements to understand how these costs are allocated and the current state of the reserve fund.

The private storage mentioned in the listing is a valuable additional feature. In many apartment buildings, storage space is either absent or comes at additional cost. Having a dedicated storage unit provides space for items that would otherwise clutter the living areas, which is particularly important in a 39 square metre apartment.

The transfer is described as to be agreed, which provides flexibility regarding the completion date. This can be advantageous for buyers who need to coordinate the purchase with the sale of their current property or the end of a rental agreement. The negotiation of transfer terms is a standard part of the Dutch property transaction process and can include agreements on temporary rental, early access for renovations, or other arrangements that suit both parties.

This listing represents a typical example of a Dutch starter apartment in an urban centre location. The combination of period character, modern energy efficiency, outdoor space, and central location addresses many of the criteria that first-time buyers typically prioritise. The asking price of €275,000 positions it within the accessible range for buyers with moderate budgets, particularly given the current mortgage market conditions in the Netherlands.