Spacious 6-Room Upper Apartment with Renovation and Splitting Potential in Scheveningen-Bad
Key Features
Upsides
- Spacious 145 square meter living area spread across two full floors, providing six rooms including four bedrooms, which is exceptionally large for an apartment in this coastal location.
- Prime location in the popular Scheveningen-Bad neighborhood, within walking distance of the beach, the Pier, Kurhaus, restaurants, cinemas, and the vibrant boulevard, with shops on Gentsestraat just around the corner.
- Interesting development potential with the possibility to split the property into two separate residential units or to create a roof terrace, subject to obtaining the necessary permits from the municipality.
- Recently installed Intergas combi boiler from 2023, owned by the current owner, providing reliable and modern heating and hot water for the foreseeable future.
- Three balconies in total, one at the front and two at the rear including a full-width balcony, offering outdoor space for relaxation after work or beach walks.
Downsides
- The property requires renovation, with both the kitchen and bathroom described as dated, meaning significant investment will be needed to bring the apartment up to modern standards.
- Located on a busy road according to the listing, which may result in traffic noise affecting the living environment, particularly for the front-facing rooms.
- Subject to municipal ground lease (erfpacht), which adds an ongoing financial obligation and complexity to the ownership structure that buyers need to understand and factor into their calculations.
- Energy label D indicates only moderate energy efficiency, with only partial double glazing installed, suggesting higher energy costs and potential need for additional insulation work.
- Parking is limited to paid parking and permit systems only, with no dedicated parking space included with the property, which is an additional cost and potential inconvenience for residents with vehicles.
Description
This spacious upper apartment is located on the Harstenhoekweg in the desirable Scheveningen-Bad neighborhood of The Hague. With a generous living area of approximately 145 square meters spread across the second and third floors, this property offers substantial space that is rare to find in this coastal area. The apartment features six rooms in total, including four bedrooms, making it suitable for families or those who appreciate extra room for home offices or guest accommodations.
The location is one of the most appealing aspects of this property. Situated in the popular Scheveningen-Bad district, residents have immediate access to the beach, the sea, the iconic Pier, the historic Kurhaus building, multiple cinemas, a wide variety of restaurants, and the vibrant boulevard of Scheveningen. The Gentsestraat with its shops is located just around the corner, providing convenient access to daily necessities and boutique shopping options. This combination of coastal living and urban convenience makes the location particularly attractive for those who want to experience the best of both worlds.
The property is accessible via an elevated entrance that leads to a stairway taking you to the second floor. The layout on this level includes a living room featuring a bay window at the front, which has been combined with an adjacent front room that could serve as a bedroom or study. At the rear of this floor, there is a bedroom with a full-width balcony, offering pleasant outdoor space. A small hallway provides access to a shower facility located in a built-in closet. The toilet on this level is tiled and includes a small sink. The kitchen, while functional, is dated and would benefit from modernization to meet contemporary standards.
A staircase leads from the second floor to the third floor, which features a spacious and light-filled landing area. This floor contains a front room with French doors opening to a front balcony, and a rear room with French doors leading to another full-width balcony with a metal balustrade. Additionally, there is another front room that could serve as a bedroom. The bathroom on this level is described as simple and dated, equipped with a shower and washbasin.
The apartment benefits from large windows throughout, which contribute to the light and airy atmosphere. Part of the window frames, specifically at the front and a portion of the rear, have been replaced with plastic frames with double glazing, providing improved insulation in those areas. The heating system consists of a relatively new Intergas combi boiler installed in 2023, which is owned by the current owner and should provide reliable heating and hot water for years to come.
One of the most interesting aspects of this property is its potential for transformation. According to the listing, there is a possibility to realize a roof terrace or even a vertical extension, subject to obtaining the necessary environmental permits from the municipality. Perhaps even more significant is the stated potential to split the apartment into two separate residential units, which could be an attractive option for investors or those looking to create rental income. Naturally, any such modifications would require the appropriate permits and would need to comply with local zoning regulations.
The building dates from 1917, placing it in the era of early twentieth-century construction. This period architecture often features solid construction methods and characteristic elements that add charm and character to the living spaces. The roof is described as a composite roof type, which is typical for this style of building.
The property is subject to municipal ground lease, known in Dutch as erfpacht. This means that the land on which the building stands is owned by the municipality, and the property owner pays an annual or periodic fee for the right to use this land. Prospective buyers should familiarize themselves with the specific terms of the ground lease agreement, including any upcoming revision dates and the current canon amount, as these factors can affect the long-term costs of ownership.
The Owners Association, known as VvE in Dutch, is properly registered with the Chamber of Commerce and holds annual meetings. The monthly contribution is set at 156.50 euros, and there is a reserve fund in place. However, the listing indicates that there is no maintenance plan and no building insurance arranged through the VvE. These are points that potential buyers may wish to inquire about further, as a proper maintenance plan helps ensure the building is well-maintained over time, and building insurance provides important protection for property owners.
The energy label for this apartment is D, which indicates moderate energy efficiency. The partial double glazing contributes to this rating, but the fact that not all windows have been upgraded means there is room for improvement. A comprehensive renovation could include upgrading the remaining windows and adding additional insulation, which would improve both comfort and energy costs, potentially leading to a better energy label.
Parking in the area is regulated, with paid parking and parking permit systems in place. This is typical for a central location in a popular neighborhood like Scheveningen-Bad. Residents will need to arrange for a parking permit through the municipality if they wish to park regularly in the area.
The asking price for this property is set at 500,000 euros, which translates to approximately 3,448 euros per square meter of living space. Given the size of the apartment and its location near the beach, this price point reflects both the renovation requirements and the inherent potential of the property. Comparable properties in renovated condition would likely command a higher price, suggesting that there may be value to be added through thoughtful renovation work.
The listing mentions that a quick transfer is possible, which could be advantageous for buyers who are ready to proceed promptly. As is standard practice in Dutch real estate transactions, the listing encourages prospective buyers to engage their own NVM purchase agent to represent their interests throughout the buying process.
In summary, this upper apartment on the Harstenhoekweg presents an opportunity for those willing to undertake a renovation project in one of The Hague's most sought-after coastal locations. The generous size of 145 square meters, combined with the potential for splitting the property or adding a roof terrace, makes this an interesting proposition for both owner-occupiers with specific space requirements and investors looking for value-add opportunities in a prime location. The proximity to Scheveningen's beaches, restaurants, and entertainment venues, combined with good public transport connections and access to major roads, ensures that the location will remain desirable regardless of the eventual use of the property.
Features
Bathroom
Shower
The listing explicitly mentions a 'douchevoorziening in vaste kast' and a 'badkamer met douche'.
Bathtub
The bathroom is described as 'Eenvoudige gedateerde badkamer met douche en wastafel', with no mention of a bathtub.
Ensuite Bathroom
The shower is located in a closet off a hallway, and the bathroom is off the landing, not directly accessible from a bedroom.
Guest Toilet
The listing mentions a 'Betegeld toilet met fonteintje' separate from the main bathroom.
Bidet
No bidet is mentioned in the listing.
Double Shower
The listing only mentions a single shower and a single shower facility in a closet.
Shared Shower
This is a single apartment, so the shower is not shared with other households.
Shared Toilet
This is a single apartment, so the toilet is not shared with other households.
His And Hers Sinks
The bathroom is described as having a 'wastafel' (singular sink).
Building General
Corner Property
Exterior
Balcony
The listing explicitly mentions 1 balcony at the front and 2 balconies at the back, with opening doors to both front and rear balconies in the layout.
Rear Garden
This is an upper floor apartment (dubbele bovenwoning) with no mention of a rear garden.
Front Garden
This is an upper floor apartment with no mention of a front garden.
Side Garden
This is an upper floor apartment with no mention of a side garden.
Terrace
No existing terrace mentioned. Only a possibility to create a roof terrace is noted, but it doesn't currently exist.
Rooftop Terrace
The listing mentions 'Mogelijkheid tot realiseren dakterras' (possibility to create roof terrace) but this is not an existing feature.
Barbecue Area
No barbecue area mentioned anywhere in the listing.
Fenced Yard
This is an upper floor apartment with no yard of any kind.
Patio
No patio mentioned in the listing.
Veranda
No veranda mentioned in the listing.
Guest House
No guest house mentioned. There is a possibility to split into two units but this is not an existing feature.
Waterfront
The listing mentions the beach and sea are nearby, but the property is on Harstenhoekweg, not directly on the waterfront.
Kitchen Garden
No kitchen garden mentioned. This is an upper floor apartment.
Equestrian Facilities
No equestrian facilities mentioned.
Small Livestock Facilities
No small livestock facilities mentioned.
Private Outdoor Pool
No private outdoor pool mentioned.
Private Outdoor Jacuzzi
No private outdoor jacuzzi mentioned.
Private Tennis Court
No private tennis court mentioned.
Remarkable Mountain View
The Hague is completely flat with no mountains.
Remarkable City View
Upper floor apartment in Scheveningen with large windows, but no specific city view mentioned in the listing.
Remarkable Garden View
Upper floor apartment with no garden to view.
Remarkable Sea View
Property is in Scheveningen-Bad very close to the sea, but the listing does not specifically confirm a sea view from the apartment.
Remarkable Harbour View
No harbour view mentioned. The harbour is in a different part of Scheveningen.
Remarkable Landmark View
The Pier and Kurhaus are nearby but no specific landmark view is mentioned as visible from the property.
Interior Comfort
Central Heating
Listing mentions a 2023 Intergas CV combiketel (gas-fired combi boiler).
Fireplace
No fireplace is mentioned in the property description.
Underfloor Heating
Heating is provided by a CV combi boiler, typical for radiators, with no mention of underfloor heating.
Walk In Closet
A fixed closet is mentioned but it houses a shower facility, not a walk-in closet.
Home Office
The property has multiple rooms that could be repurposed, but no dedicated home office is listed.
Skylight
No skylight is mentioned, though there is potential for roof alterations.
Exposed Beams
No exposed beams are mentioned in the description.
Bay Window
The living room features an 'erker' which translates to a bay window.
Private Indoor Pool
There is no mention of an indoor pool in this standard apartment.
Private Indoor Sauna
There is no mention of a sauna in this standard apartment.
French Doors
Listing specifies 'openslaande deuren' (French doors) leading to both the front and rear balconies.
Interior Style
Scandinavian
No Scandinavian design elements mentioned; property needs renovation and has dated features.
Modern
Description explicitly states 'te renoveren' (needs renovation) and mentions 'gedateerde keuken' (dated kitchen) and 'gedateerde badkamer' (dated bathroom).
Industrial
No industrial elements like exposed brick, concrete, or raw metals are described.
Mediterranean
Located in Scheveningen, Netherlands with no mention of Mediterranean architectural features.
Classic
Built in 1917 as a double upper house with a bay window, indicating classic early 20th-century architecture.
Exterior Style
Traditional Historic
Built in 1917, which is a historic era. The building would typically have traditional architectural elements of that period.
Early 20th Century
Built in 1917, which is definitively early 20th century. This predates the typical 'jaren-30' style but is from the same architectural era.
Post War Functional
Built in 1917, well before WWII. Not a post-war building.
Modernist
Built in 1917, this is not a modernist building. The listing also describes it as 'gedateerd' (dated).
Newly Build
Built in 1917 and described as needing renovation ('te renoveren'). Definitely not newly built.
Kitchen
Kitchen Island
Not mentioned and highly unlikely in a dated 1917 apartment.
Open Plan Kitchen
Not mentioned and unlikely given the traditional layout and dated kitchen.
Pantry
Not mentioned in the listing.
Build In Coffee Maker
Not mentioned and highly unlikely in a dated kitchen.
Boiling Water Tap
Not mentioned and highly unlikely in a dated kitchen.
Downdraft Extractor
Not mentioned and highly unlikely in a dated kitchen.
Shared Kitchen
The listing describes a single upper house; splitting is only mentioned as a future possibility.
Design Kitchen
The kitchen is explicitly described as 'dated' (gedateerde keuken).
New Kitchen
The kitchen is explicitly described as 'dated' (gedateerde keuken).
Parking & Storage
Parking
The listing specifies 'Betaald parkeren en parkeervergunningen' as the parking type, indicating there is no dedicated private parking spot.
Storage Room
No storage room or 'berging' is mentioned in the listing.
Garage
There is no mention of a garage in the description or features.
Automatic Garage Door
No garage is present, so an automatic garage door is not present.
Double Garage
No garage is present, so a double garage is not present.
Attic
There is no mention of an existing attic. The listing mentions the possibility of a roof addition ('opbouw'), suggesting the roof space is not currently a usable attic.
Cellar
The layout starts with a raised entrance and stairs to the second floor, with no mention of a cellar.
Bike Storage
No bicycle storage is mentioned in the listing.
Covered Parking
No covered parking is mentioned.
Underground Parking
No underground parking is mentioned.
Ev Charging
No EV charging station or facilities are mentioned.
Workshop
No workshop is mentioned in the listing.
Shed
No shed is mentioned in the listing.
Street Parking Free
The listing explicitly states 'Betaald parkeren' (paid parking), meaning street parking is not free.
Street Parking Permit
The listing explicitly mentions 'parkeervergunningen' (parking permits) as the available parking option.
Rules
Owners Association
The listing explicitly mentions a VvE contribution of €156.54 per month and includes a VvE checklist.
Leasehold
The cadastral data explicitly states 'Gemeentelijke erfpacht' (municipal leasehold).
Oa Chamber Of Commerce Registered
The VvE checklist explicitly states 'Inschrijving KvK Ja'.
Oa Annual Meeting
The VvE checklist explicitly states 'Jaarlijkse vergadering Ja'.
Oa Fees
The VvE checklist states 'Periodieke bijdrage Ja' and specifies €156.50 per month.
Oa Reserve Fund
The VvE checklist explicitly states 'Reservefonds aanwezig Ja'.
Oa Maintenance Plan
The VvE checklist explicitly states 'Onderhoudsplan Nee'.
Oa Buildings Insurance
The VvE checklist explicitly states 'Opstalverzekering Nee'.
Safety & Accessibility
Elevator
The property is a 1917 duplex upper apartment accessed via stairs and an open porch, with no mention of an elevator.
Private Entrance
The property is described as an upper apartment with an open porch (open portiek), indicating a shared entrance rather than a private one.
Automatic Gate
The property is located on a regular street in Scheveningen with an open porch, making an automatic gate highly unlikely and unmentioned.
Gated Community
The property is on a public street (Harstenhoekweg) in Scheveningen with an open porch, not a gated community.
Wheelchair Accessible
Built in 1917, the apartment requires climbing stairs to a raised entrance and then to the second and third floors, making it completely inaccessible for wheelchairs in its current state.
Utilities & Technical
Laundry Room
The layout description lists specific rooms (living room, bedrooms, kitchen, bathrooms) but does not mention a dedicated laundry room.
Smart Home
The property is from 1917 and explicitly described as dated and requiring renovation, making smart home features highly improbable.
Ventilation System
No mechanical ventilation system is mentioned. Given the 1917 build year and need for renovation, it likely relies on natural ventilation.
Cable Tv
Explicitly listed under 'Voorzieningen' (Facilities) as 'TV kabel'.
Water Softener
Water softeners are extremely rare in the Netherlands and not mentioned in the listing.
Energy Efficiency
Solar Panels
No mention of solar panels anywhere in the listing description or features.
Double Glazing
Explicitly stated: 'Voorzijde en deel achterzijde voorzien van kunststof kozijnen met dubbel glas' and 'Isolatie: Gedeeltelijk dubbel glas'.
Triple Glazing
Only double glazing is mentioned. No reference to triple glazing in the listing.
Heat Pump
Heating is explicitly described as 'Cv-ketel' with 'Intergas (gas gestookt combiketel uit 2023)' - a gas-fired combi boiler, not a heat pump.
Home Battery
No mention of home battery and no solar panels present, making this highly unlikely.
Other Energy Efficiency Measures
Location
History
No history available for this listing.