Luxurious Double Upper Apartment with Roof Terrace in Duinoord

This property is a luxurious double upper apartment located on the second and third floors at Obrechtstraat 161-A in The Hague. The apartment is situated in the Duinoord neighborhood, which dates back to the late 19th century. This area is extremely centrally located in The Hague, offering convenient access to the beach, museums, the city center, and NS railway stations by bicycle or public transport. Major roads are easily reached via the Centrumring. Several international schools in the vicinity contribute to the international character of the area.

The heart of the district features the monumental Sweelinckplein and the lively Reinkenstraat, which offers a pleasant mix of artisan shops, book antiquarian stores, cafés, restaurants, and lunch spots. The apartment itself is located on a pleasant residential street in the middle of this vibrant neighborhood.

The building was constructed in 1896 and is located within a nationally protected cityscape known as Duinoord. The apartment occupies two floors and has a total living area of 133 square meters, measured according to NVM guidelines. The total volume of the apartment is 512 cubic meters. Additionally, there is nearly 40 square meters of outdoor space available, including two spacious balconies and a large roof terrace.

Upon entering at street level, there is a meter cupboard and a shared staircase leading to the first floor. From the landing on the first floor, there is an entrance to the private apartment with a small hallway featuring a wardrobe. An internal staircase then leads to the second floor where the main living areas are located.

The second floor landing features a video intercom system with automatic door opener, a spacious and luxurious wall-mounted toilet with designer washbasin, and a deep built-in cupboard. The living area consists of atmospheric en-suite rooms with an extended front side room, separated by sliding panel doors. There are four built-in cupboards in this area. The rooms feature ornamental ceilings, marble fireplaces, and stained glass transoms, preserving the original character of the building.

The kitchen is semi-open and luxuriously equipped with a five-burner gas stove with integrated oven, a stainless steel recirculation hood, refrigerator, freezer, and dishwasher. From the new rear façade with plastic frames, French doors open onto a generous balcony or terrace.

A staircase leads to the third floor where the sleeping quarters are located. The landing includes a laundry and boiler room in a built-in cupboard. There are two bedrooms at the front of the building and a spacious bedroom at the rear spanning the full width of the apartment, with access to the rear balcony.

The bathroom is located centrally on this floor and is luxuriously finished with a freestanding bathtub, walk-in shower, wall-mounted toilet, double washbasin unit, towel radiator, and underfloor heating.

A fixed internal staircase provides access to a professionally constructed roof terrace of approximately 25 square meters. This terrace offers plenty of sunlight and panoramic views of the surrounding area. A permit for the roof terrace is available.

The property is freehold, meaning there is no ground lease. There is an active homeowners association with a 31/76 share. The monthly contribution to the association is 248 euros. The association has a collective building insurance, a long-term maintenance plan, and is registered with the Chamber of Commerce.

The flat roof was replaced in 2018. Heating and hot water are provided by a central heating boiler, specifically a Remeha Tzerra model from 2016, which is owned by the current owner. The electrical panel has been upgraded. The entire property features a beautiful herringbone parquet floor that is threshold-free, providing a seamless look throughout the apartment.

The property is fully fitted with double glazing or HR++ glass, except for the stained glass windows which retain their original single glazing. The energy label is C, valid until March 12, 2026. Natural ventilation is present throughout the apartment.

An optional parking space is available for purchase in the covered parking garage at the end of Obrechtstraat, with an asking price of 59,500 euros. Otherwise, parking in the area is through paid parking, public parking, or parking permits.

The Duinoord neighborhood is one of the most sought-after residential areas in The Hague, known for its elegant late 19th-century architecture and tree-lined streets. The area has a distinct cosmopolitan atmosphere, partly due to the presence of various international organizations and embassies in the vicinity. The proximity to international schools makes it particularly attractive to expatriate families.

The Sweelinckplein, named after the famous Dutch composer Jan Pieterszoon Sweelinck, is a notable landmark within walking distance of the property. This square features a monument and provides a green oasis in the urban environment. The Reinkenstraat, the main shopping street of the neighborhood, offers a variety of specialty shops, boutiques, and dining options that cater to diverse tastes and preferences.

Public transportation connections are excellent. Multiple tram and bus lines serve the area, providing direct connections to The Hague Central Station, The Hague Hollands Spoor Station, and other key destinations. For those who prefer cycling, the infrastructure is well-developed with dedicated bike lanes leading to the city center, the beach at Scheveningen, and the various business districts.

The apartment itself represents a fine example of how historical properties can be successfully modernized while preserving their original character. The ornamental ceilings, marble fireplaces, and stained glass elements are carefully maintained, while modern amenities such as the updated kitchen, bathroom, and heating system ensure contemporary comfort.

The herringbone parquet floor throughout the apartment adds warmth and elegance to the interior spaces. The threshold-free installation creates a sense of continuity and spaciousness. The semi-open kitchen layout allows for interaction between the cook and guests while maintaining a defined cooking area.

The bedroom configuration offers flexibility. The two front bedrooms could serve as children's rooms, a home office and guest room, or any other combination that suits the new owner's lifestyle. The large rear bedroom spanning the full width of the building provides ample space for a master bedroom setup, including room for a seating area or walk-in closet if desired.

The roof terrace is a particularly valuable feature in an urban setting like this. At approximately 25 square meters, it provides significant outdoor living space for entertaining, relaxing, or gardening. The professional construction and the presence of a permit ensure that this addition is both legal and durable. The panoramic views from this elevated position offer a unique perspective on the neighborhood and beyond.

The monthly association contribution of 248 euros covers the collective building insurance and contributes to the maintenance reserve fund. The existence of a long-term maintenance plan indicates that the association is well-organized and proactive in managing the building's upkeep. This is reassuring for prospective buyers who want to avoid unexpected special assessments.

The energy label C rating reflects the balance between the historical nature of the building and the improvements made to its energy efficiency. The installation of double glazing and HR++ glass on most windows has significantly improved insulation compared to the original single-glazed windows. The modern condensing boiler from 2016 provides efficient heating and hot water. The partial underfloor heating in the bathroom adds comfort without significantly increasing energy consumption.

For prospective buyers considering the parking option, the covered garage space at 59,500 euros represents a significant convenience in an area where street parking is regulated and often requires permits or payment. Having a dedicated parking spot eliminates the daily hassle of finding street parking and provides protection from the elements for the vehicle.

Due to the year of construction, age and materials clauses will be included in the NVM purchase agreement. The transfer date is to be determined in consultation between buyer and seller. The property is currently available on the market for interested parties to schedule a viewing.