Spacious Upper Apartment with Canal Views in Hillegersberg
Key Features
Upsides
- Freehold property (eigen grond) with no ground lease payments required.
- Quiet canal-side location with free views over the singel, situated in the popular Hillegersberg district.
- Walking distance to recreational areas including Lage Bergse Bos and Bergse Plas, with excellent public transport connections and free parking in the immediate area.
- Private stone storage building at the rear of the property, providing secure space for bicycles or other items.
- Reasonable VvE contribution of 100 euros per month with an active association that has a reserve fund and building insurance in place.
Downsides
- The property requires substantial modernization as explicitly stated, with a poor energy label G indicating significant inefficiency.
- Outdated heating and hot water systems: gas fireplaces for heating and a kitchen geyser for hot water rather than modern central heating.
- Sold as-is-where-is with age clause, asbestos clause, and non-self-occupied clause, providing limited seller liability and indicating potential asbestos presence.
- No NVM questionnaire or list of items available, meaning buyers lack standard disclosure documents about the property's condition.
- Court approval is required for the sale, suggesting legal complications such as bankruptcy, debt restructuring, or divorce proceedings that add uncertainty to the transaction.
Description
The property at Frans Halssingel 7a is situated in the desirable Hillegersberg district of Rotterdam, an area known for its picturesque canals, green surroundings, and village-like atmosphere within the city. This double upper apartment occupies the first and second floors of the building and offers a total living area of 82 square meters with an additional 5 square meters of outdoor space in the form of two balconies.
The location on the singel, which is a canal in the Dutch context, provides a peaceful setting with views over the waterway. The street is described as quiet, making it suitable for those who appreciate a residential environment away from busy thoroughfares. Despite this tranquility, the property benefits from good accessibility, with public transport options including tram and bus services located nearby. For those who prefer to travel by car, free parking is available in the immediate vicinity, which is a notable advantage in a city like Rotterdam where paid parking is common in many areas.
One of the significant draws of this location is its proximity to recreational areas. The Lage Bergse Bos and the Bergse Plas are within walking distance, offering residents easy access to nature for walking, cycling, or simply enjoying the outdoors. These green spaces contribute to the quality of life in the Hillegersberg area and are particularly valued by families and those who enjoy an active lifestyle.
The interior layout of the apartment begins with a private entrance on the ground floor leading to the staircase up to the first floor. On the first floor, there is a hallway providing access to a toilet and the meter cupboard. The main living room is described as spacious and features two gas fireplaces, which serve as the primary heating source for the property. The living room has an appealing layout with a charming bay window at the front offering views over the singel, while the rear provides access to a balcony. The closed kitchen is situated at the back of the first floor and contains the geyser that provides hot water for the property.
The second floor is reached via an internal staircase and houses the sleeping quarters. There are two bedrooms on this level. The first bedroom is located at the front of the property and benefits from a dormer window and a built-in wardrobe, providing practical storage space. The second bedroom is situated at the rear of the building. The bathroom on this floor is equipped with a shower, a second toilet, and a washbasin. Additionally, there is access from the bathroom to the second balcony, which is a convenient feature. A hatch on the landing provides access to the storage attic, which is described as walkable, with a note that a permanent staircase could be installed if desired.
Externally, the property includes a private stone storage building located at the rear of the main building on the ground floor. This separate structure offers secure space for storing bicycles, a motorbike, scooter, or other items that require covered storage. Having this additional external storage is particularly valuable in an apartment setting where internal space may be limited.
The property is part of a homeowners association, with a monthly contribution of 100 euros. The VvE is registered with the Chamber of Commerce, holds annual meetings, and maintains a reserve fund. Building insurance is in place. However, there is no maintenance plan currently established, which potential buyers may wish to inquire about.
An important aspect of this property is its tenure status. The apartment is located on freehold land, meaning there is no ground lease to pay. This is a significant financial benefit as it eliminates ongoing ground lease costs and provides full ownership of both the property and the land beneath it.
The building dates from 1955 and the property requires modernization, as explicitly stated in the listing. This classification as a kluswoning, or renovation property, means that buyers should expect to invest time and money in updating various aspects of the home. The current energy label is G, which is one of the lowest ratings on the scale from A to G, indicating poor energy efficiency. Partial double glazing has been installed in plastic window frames, but much of the property likely retains original single glazing or otherwise outdated insulation. The heating system consists of gas fireplaces rather than a modern central heating system, and hot water is provided by a geyser in the kitchen rather than a combination boiler, both of which are less efficient and convenient than contemporary alternatives.
Prospective buyers should carefully consider the conditions of sale outlined in the listing. The property will be sold with an age clause, an asbestos clause, and a non-self-occupied clause. The age clause protects the seller from liability for defects that could reasonably be expected in a property of this age. The asbestos clause indicates that asbestos may be present in the building, which was common in construction materials used in the 1950s. The non-self-occupied clause suggests that the current owner does not reside in the property, which may affect the information available about its condition.
Notably, there is no NVM questionnaire or list of items available for this property. These documents typically provide detailed information about the property's condition, fixtures and fittings, and any known issues. Their absence means buyers will need to rely entirely on their own inspections and assessments.
The property is being sold on an as-is-where-is basis, which means the buyer accepts the property in its current condition without any warranties or guarantees from the seller regarding its state. The notary will be chosen by the seller, which is the seller's right but means the buyer should ensure they are comfortable with this arrangement. Perhaps most significantly, court approval is required for the sale to proceed. This requirement typically arises in situations involving bankruptcy, debt restructuring, divorce proceedings, or other legal matters, and it introduces an element of uncertainty into the transaction timeline.
The asking price is 300,000 euros, which translates to approximately 3,659 euros per square meter based on the 82 square meter living area. The delivery date is to be agreed upon, offering some flexibility for the transaction.
In summary, this property offers an appealing location in the sought-after Hillegersberg area with canal views, proximity to green spaces, and the benefit of freehold tenure. However, it requires substantial modernization and is being sold with various protective clauses and conditions that buyers should fully understand before proceeding. The absence of standard disclosure documents and the requirement for court approval add layers of complexity to what might otherwise appear to be a straightforward residential purchase.
Features
Bathroom
Shower
The listing explicitly states 'Badkamer met douche'.
Bathtub
A shower is explicitly mentioned, but no bathtub is listed in the bathroom description or features.
Ensuite Bathroom
The layout indicates the bathroom is located on the second-floor landing ('overloop'), not directly accessible from a bedroom.
Guest Toilet
There is a separate toilet on the first-floor landing ('overloop met toilet') in addition to the toilet in the bathroom.
Bidet
Not mentioned in the listing, which is typical for a 1955 Dutch apartment of this size.
Double Shower
Not mentioned in the listing.
Shared Shower
The property is listed as a private upper-floor apartment ('Bovenwelling'), not shared housing.
Shared Toilet
The property is listed as a private upper-floor apartment, not shared housing.
His And Hers Sinks
The listing mentions a single 'wastafel' (sink) in the bathroom.
Building General
Corner Property
Exterior
Balcony
The listing explicitly mentions two balconies, one at the rear on the 1st floor and one accessible from the bathroom on the 2nd floor.
Rear Garden
No garden is mentioned in the description.
Front Garden
No front garden is mentioned in the description.
Side Garden
No side garden is mentioned in the description.
Terrace
The listing mentions balconies, but not a terrace.
Rooftop Terrace
No rooftop terrace is mentioned.
Barbecue Area
No barbecue area is mentioned.
Fenced Yard
No fenced yard is mentioned.
Patio
No patio is mentioned.
Veranda
No veranda is mentioned.
Guest House
No guest house is mentioned.
Waterfront
The property is located on a 'singel' (canal) and offers a free view over it.
Kitchen Garden
No kitchen garden is mentioned.
Equestrian Facilities
No equestrian facilities are mentioned.
Small Livestock Facilities
No small livestock facilities are mentioned.
Private Outdoor Pool
No private outdoor pool is mentioned.
Private Outdoor Jacuzzi
No private outdoor jacuzzi is mentioned.
Private Tennis Court
No private tennis court is mentioned.
Remarkable Mountain View
Rotterdam is a completely flat city with no mountains.
Remarkable City View
The view is described as a free view over the canal, not a remarkable city skyline view.
Remarkable Garden View
The view is over a canal, no remarkable garden view is mentioned.
Remarkable Sea View
No sea view is mentioned or expected in this inland neighborhood of Hillegersberg.
Remarkable Harbour View
No harbour view is mentioned.
Remarkable Landmark View
No remarkable landmark view is mentioned.
Interior Comfort
Air Conditioning
No air conditioning mentioned. Uncommon in 1955 Dutch apartments without modernization.
Central Heating
Listing explicitly states heating is via 2 gas fireplaces (gashaarden), not central heating (CV-ketel).
Fireplace
Listing states 'Royale woonkamer met 2 gashaarden' - living room has 2 gas fireplaces.
Underfloor Heating
Not mentioned and incompatible with the gas fireplace heating system described.
Walk In Closet
Bedroom I has a 'vaste kast' (fixed closet), which is not a walk-in closet.
Home Office
No home office mentioned. Property has 2 bedrooms and living room only.
Skylight
Bedroom I has a 'dakkapel' (dormer window), not a skylight. Attic accessed via hatch only.
Exposed Beams
No exposed beams mentioned. 1955 construction typically wouldn't feature this.
Bay Window
Listing describes 'charmante erker met vrij uitzicht over de singel' - charming bay window with free view over the canal.
Private Indoor Pool
Not mentioned and completely unrealistic for an 82m² 1955 apartment.
Private Indoor Sauna
Not mentioned and completely unrealistic for this type of property.
Built-In Wardrobes
Bedroom I is described as 'voorzien van vaste kast' - equipped with a fixed/built-in closet.
Ornamental Plasterwork
Not mentioned. 1950s Dutch residential construction typically didn't include ornamental plasterwork.
Interior Style
Scandinavian
No Scandinavian design elements mentioned. 1955 Dutch property needing modernization, typical post-war construction.
Modern
Listing explicitly states the property needs to be modernized. Has gas fires for heating and a geiser for hot water - outdated systems.
Industrial
No industrial elements mentioned such as exposed brick, metal accents, or concrete finishes.
Mediterranean
No Mediterranean features mentioned. This is a 1955 Dutch property in a residential neighborhood.
Classic
Built in 1955 with a charming bay window and traditional layout. Post-war Dutch architecture with some period character but not historically classic.
Exterior Style
Traditional Historic
Built in 1955, it is a standard post-war apartment rather than a traditional or historic style.
Early 20th Century
Built in 1955, it does not represent an early 20th century style.
Post War Functional
Built in 1955, this represents a typical post-war functional building style constructed to address housing shortages.
Modernist
Built in 1955, it does not represent a distinct modernist style, but rather standard post-war housing.
Newly Build
The building year is 1955, so it is not newly built.
Kitchen
Kitchen Island
The listing explicitly describes a 'dichte keuken' (closed kitchen) in a 1955 property that needs modernization, making an island highly improbable.
Open Plan Kitchen
The listing explicitly states it has a 'dichte keuken' (closed kitchen).
Induction Stove
Given the 1955 build year, lack of modernization, and as-is sale, a modern induction stove is extremely unlikely.
Build In Coffee Maker
A built-in coffee maker is a modern luxury feature completely inconsistent with a 1955 fixer-upper sold as-is.
Boiling Water Tap
A boiling water tap (e.g., Quooker) is a modern luxury feature completely inconsistent with a 1955 fixer-upper sold as-is.
Downdraft Extractor
A downdraft extractor is a modern luxury feature completely inconsistent with a 1955 fixer-upper sold as-is.
Shared Kitchen
The property is described as a 'dubbel bovenhuis' (double upper house), which is a self-contained unit, not a shared living space.
Design Kitchen
The property is from 1955, explicitly requires modernization, and is sold as-is, indicating it is not a design kitchen.
New Kitchen
The listing explicitly states the property needs to be modernized, indicating the kitchen is not new.
Parking & Storage
Parking
Listing explicitly states 'voldoende (gratis) parkeergelegenheid in de directe omgeving' and lists 'Openbaar parkeren' under parking type.
Storage Room
Listing mentions 'bergzolder' (storage attic) and 'Externe bergruimte 3 m²' as well as a separate storage building.
Garage
No mention of a garage anywhere in the listing.
Automatic Garage Door
No garage is present, so no automatic garage door.
Double Garage
No garage is present, so no double garage.
Attic
Listing mentions 'bergzolder' accessible via a hatch on the 2nd floor landing, with mention that a fixed staircase could be installed.
Cellar
No mention of a cellar ('kelder') in the listing. Only ground floor entrance and stairs to upper floors are described.
Bike Storage
The separate storage building is specifically mentioned for 'stalling van fiets/motor/scooter' (bicycle/motorcycle/scooter storage).
Covered Parking
Parking is described as 'Openbaar parkeren' (public parking) with no mention of covered facilities.
Underground Parking
No mention of underground parking in the listing.
Ev Charging
No mention of EV charging facilities anywhere in the listing.
Workshop
No mention of a workshop in the listing.
Shed
Listing mentions 'Vrijstaande stenen berging' (detached stone shed) at the rear of the building.
Street Parking Free
Listing explicitly states 'voldoende (gratis) parkeergelegenheid' meaning sufficient free parking in the immediate vicinity.
Street Parking Permit
Since parking is described as free ('gratis'), a permit system is unlikely but not explicitly ruled out.
Rules
Owners Association
The listing explicitly mentions a Vereniging van Eigenaren (VvE) with a monthly contribution of €100.
Leasehold
The listing states the property is located on 'eigen grond' (own ground), meaning it is freehold, not leasehold.
Oa Chamber Of Commerce Registered
The VvE checklist specifies 'Inschrijving KvK: Ja' (Chamber of Commerce registration: Yes).
Oa Annual Meeting
The VvE checklist specifies 'Jaarlijkse vergadering: Ja' (Annual meeting: Yes).
Oa Fees
The listing mentions a VvE contribution of €100 per month and the checklist confirms 'Periodieke bijdrage: Ja'.
Oa Reserve Fund
The VvE checklist specifies 'Reservefonds aanwezig: Ja' (Reserve fund present: Yes).
Oa Maintenance Plan
The VvE checklist specifies 'Onderhoudsplan: Nee' (Maintenance plan: No).
Oa Buildings Insurance
The VvE checklist specifies 'Opstalverzekering: Ja' (Buildings insurance: Yes).
Other Rules
The sale includes an age clause, asbestos clause, non-self-occupied clause, requires court permission for sale, and dictates the seller's choice of notary.
Open Viewing
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Safety & Accessibility
Elevator
The property is a 1955 upper house (dubbel bovenhuis) spanning the 1st and 2nd floors with no mention of an elevator.
Alarm System
The property is a fixer-upper ('kluswoning') sold 'as-is-where-is' with no mention of an alarm system.
Security Cameras
There is no mention of security cameras in the listing, and they are not typical for this type of 1955 residential apartment.
Private Entrance
The listing explicitly states 'eigen opgang naar de 1e verdieping' (own staircase to the 1st floor).
Automatic Gate
The property is located on a quiet street with free public parking and there is no mention of any gates.
Gated Community
The description mentions a quiet street in a residential area with free public parking, which contradicts a gated community.
Wheelchair Accessible
The apartment is located on the 1st and 2nd floors and is only accessible via a private staircase with no elevator.
Utilities & Technical
Laundry Room
The layout describes a living room, kitchen, two bedrooms, a bathroom, and a storage attic, but makes no mention of a dedicated laundry room.
Smart Home
The property was built in 1955 and is explicitly listed as a 'kluswoning' (fixer-upper) that needs modernization, ruling out any smart home features.
Ventilation System
The home is from 1955, uses gas fireplaces for heating, and requires modernization; mechanical ventilation systems are not standard for this type and era of construction without renovation.
Water Softener
Water softeners are exceptionally rare in Dutch residential real estate, particularly in 1955 apartments that have not been modernized.
Energy Efficiency
Solar Panels
Not mentioned in the listing. Heating is via gas fires, indicating no modern energy upgrades like solar panels.
Double Glazing
Explicitly stated 'deels voorzien van dubbel glas' (partially equipped with double glazing) and listed under features as 'Gedeeltelijk dubbel glas'.
Triple Glazing
Not mentioned. Given the building year (1955), energy label G, and only partial double glazing, it is highly unlikely to have triple glazing.
Heat Pump
The listing specifies that heating is provided by 2 gas fires ('2 gashaarden').
Home Battery
Not mentioned. Extremely unlikely given the age of the property (1955) and lack of modern energy features.
Other Energy Efficiency Measures
No other energy efficiency measures are mentioned. The listing notes the property needs modernization and has a poor energy label (G).
Location
History
No history available for this listing.