Unique 1930s Renovation Project in Hillegersberg-Zuid

This property presents a distinctive opportunity to acquire a characteristic 1930s upper apartment located on Violenstraat in the sought after Hillegersberg-Zuid district of Rotterdam. The apartment is being delivered in a virtually unfinished shell condition, which means the future owner will have complete freedom to design and finish the interior according to their personal preferences and requirements. The building dates back to 1931 and retains authentic period details including stained glass windows that are characteristic of the architecture from that era.

The apartment spans approximately 75 square meters of living space distributed across two main residential floors. In addition to this, there is an attic level of approximately 15 square meters that currently can be accessed via a fixed but steep staircase. The property offers the notable potential to expand the usable living area to approximately 90 square meters by installing a more practical staircase to the attic and adding a skylight, which would transform this space into a proper bedroom floor. A south facing balcony of approximately 3 square meters is also part of the property, providing an outdoor space that receives favorable sunlight throughout the day.

The location in Hillegersberg-Zuid is considered one of the more desirable residential areas within Rotterdam. This neighborhood is known for its peaceful and green character while still being conveniently close to the city center. Daily amenities including shops, restaurants, schools, and public transportation connections are all within walking distance. The city center of Rotterdam can be reached within a matter of minutes by car or public transport. For recreational purposes, residents have easy access to the Bergse Plassen lakes and the Lage Bergse Bos forest area, both popular destinations for outdoor activities and relaxation within the urban environment.

The Bergse Plassen, located in close proximity to Violenstraat, is one of the most significant recreational areas in Rotterdam. This area consists of several interconnected lakes that were created through peat extraction in centuries past and now serve as a popular destination for swimming, sailing, rowing, and walking along the waterside paths. The Lage Bergse Bos is a forested park area that offers walking and cycling trails, a children's farm, and various sports facilities. Having these natural amenities within such easy reach is a considerable advantage for residents who value outdoor recreation and a connection to nature within the urban context.

The current layout of the apartment begins with a private entrance leading to a staircase that takes you to the first floor. On this level, there is a toilet room, a kitchen area with access to the balcony, and a spacious living room that benefits from abundant natural light due to its through orientation. The living room features French doors that open directly onto the south facing balcony, creating a pleasant connection between the indoor and outdoor spaces. The second floor comprises a landing that provides access to two bedrooms and a bathroom that is currently in shell condition. The attic floor, as mentioned, is accessible but would require modifications to become fully functional as additional living space.

The fact that the property is being delivered in shell condition should be understood as both a characteristic and a consideration for potential buyers. The current owner has not occupied the property, and an as is where is clause will apply to the sale. This means that buyers should be prepared for a renovation project where they will need to arrange for all interior finishes including flooring, wall treatments, kitchen installation, bathroom completion, and any other interior elements they desire. The positive aspect of this situation is that there are no compromises to be made regarding existing finishes that might not suit your taste, and you have the ability to implement modern standards for insulation, plumbing, electrical systems, and other technical aspects from the ground up.

The architectural style of the 1930s period in the Netherlands is characterized by functionalism combined with attention to decorative details. The stained glass windows mentioned in the listing are a typical feature of this era, often incorporating geometric patterns or stylized natural motifs that add visual interest and a sense of craftsmanship to the property. Preserving and highlighting these original features during a renovation can add significant character and charm to the finished home, creating an interesting dialogue between historical elements and contemporary design choices.

When planning a renovation of a property in shell condition, buyers should consider engaging qualified professionals early in the process. An architect or interior designer can help translate your vision into practical plans, while a structural engineer can assess any modifications you might be considering, such as opening up walls or creating the new staircase to the attic. It would also be wise to consult with contractors who have experience with similar renovation projects in prewar buildings, as they will be familiar with the specific challenges and opportunities that these properties present.

The building is part of a homeowners association, referred to in Dutch as VvE. The association has recently changed management companies, and the new management is described as proactive in handling their responsibilities. The current monthly contribution is set at 66 euros, though it is anticipated that this amount will be reviewed and potentially revised in the near future. It would be advisable for prospective buyers to request recent VvE documentation to understand the financial health of the association and any planned maintenance or reserve fund status.

A foundation report from 2016 is available for the property, which is valuable information for a building of this age. Prospective buyers should review this report carefully to understand the condition of the foundation and any recommendations or findings it may contain. Properties from the 1930s can sometimes have foundation issues due to the construction methods and soil conditions of that period, so having this documentation is an important part of the due diligence process.

The asking price for the property is set at 295,000 euros, which translates to approximately 3,933 euros per square meter based on the stated living area. The transaction will be handled by the project notary Rox Legal in Rotterdam. The property is situated on its own ground, meaning there is no ground lease or leasehold arrangement to consider, which is a favorable factor for the long term value and ownership experience.

The energy label for the property is rated as G, which is the lowest rating on the Dutch energy label scale. This is consistent with a property from 1931 that has not been modernized in terms of energy efficiency. A renovation project of this nature would typically include measures to improve the energy performance, such as insulating walls, floors, and roof spaces, upgrading windows where possible, and installing modern heating systems. These improvements could significantly enhance both the comfort and the energy efficiency of the home, potentially moving the energy label to a more favorable rating upon completion of the renovation works.

The total volume of the apartment is stated as 220 cubic meters, which provides an indication of the spatial quality beyond just the floor area. Properties from the 1930s era in the Netherlands often feature reasonably generous ceiling heights compared to some postwar construction, which contributes to a sense of space and airiness in the rooms.

This property would particularly appeal to buyers who have experience with or enthusiasm for renovation projects, and who value the opportunity to create a home that perfectly matches their vision and requirements. The combination of authentic period character elements with the freedom to implement modern specifications creates an interesting proposition for those willing to invest the time and resources into a comprehensive renovation. The location in Hillegersberg-Zuid adds significant value to the proposition, as this is an established and popular neighborhood that tends to hold its value well in the Rotterdam housing market.

It is important to note that the information provided in the listing has been compiled with care, though no rights can be derived from it. The listing serves as an invitation to make an offer, and a purchase agreement will only come into effect after both parties have signed the formal contract. Prospective buyers are encouraged to conduct their own inspections and research before making any commitment, particularly given the shell condition of the property and the as is where is nature of the sale.