Renovation Apartment with Character in The Hague East

This apartment is situated on the Hulshorststraat in the Oostbroek-Zuid district of The Hague. The property is being offered at an asking price of 200,000 euros, costs to be paid by the buyer. The apartment has a living area of 50 square meters and is classified as a two-room residence with one bedroom. The building dates back to 1933, giving the property a certain historical character that is reflected in its original layout and architectural features.

The property is explicitly marketed as a renovation project, often referred to in Dutch as a kluswoning. This classification is important for potential buyers to understand, as the apartment has been rented out for many years and will be delivered empty and cleared. The current owner has provided impression photos to illustrate how the space could look after a complete modernization. These images serve as inspiration rather than an accurate representation of the current state of the property.

The layout of the apartment begins with an entrance through an open portico. The hallway contains the meter cupboard, gas meter, and a fixed storage closet. This practical entrance area provides immediate access to the main living spaces.

The living room features an en-suite design, which was a popular architectural style in the early twentieth century. This means there is a characteristic division between the front and rear sections of the room, typically separated by original doors or partitions. The front section serves as a sitting area and includes an erker, which is a projecting window bay that brings additional light into the space. The rear section functions as a dining area with an open kitchen configuration. From this dining area, there is direct access to the balcony, which measures three square meters according to the listed specifications.

The bedroom is located at the rear of the apartment, positioning it away from street noise. The bathroom is situated at the front of the property and is described as spacious. According to the features list, the bathroom includes a shower, a bathtub, and a washbasin. There is also a separate toilet, which is a practical feature for a property of this size.

The heating situation in this apartment requires particular attention. The listing indicates that the property is not equipped with a central heating system, which is confirmed in the special features section. Instead, heating is provided by gas heaters. Hot water is generated through an electric boiler. These are significant considerations for any prospective buyer, as installing a modern central heating system would likely be a priority in any renovation project and would represent a substantial additional cost.

The energy label for this property is listed as G in the main header, though there is a discrepancy in the special features section where it is mentioned as F. This inconsistency should be clarified with the selling agent, but regardless of the exact label, both ratings indicate a property with relatively poor energy efficiency. This is consistent with the age of the building and the absence of central heating. The property does have partial double glazing and some plastic window frames, which suggests that some energy efficiency improvements have been made over time, though a comprehensive upgrade would be necessary to achieve a more favorable energy rating.

The apartment is located on the first floor of the building. The roof is described as a flat roof covered with bituminous roofing material. The total volume of the apartment is stated as 165 cubic meters.

One of the notable advantages of this property is that it is situated on its own land, meaning there is no ground lease or leasehold arrangement to consider. This can have financial implications over the long term and simplifies the purchase process.

The property is part of an active homeowners association, known in Dutch as a Vereniging van Eigenaren or VvE. The monthly contribution to this association is 120 euros. The listing confirms that the VvE is registered with the Chamber of Commerce, holds annual meetings, collects periodic contributions, maintains a reserve fund, and has building insurance in place. However, there is no maintenance plan currently in effect, which is something potential buyers may wish to inquire about or advocate for establishing.

The location in the Rustenburg and Oostbroek neighborhood is described as very favorable. The area offers proximity to shops, public transportation, and various amenities within walking distance. By bicycle, the city center of The Hague can be reached within minutes, as can the beach, the sea, and the dunes. This combination of urban convenience and coastal proximity is a significant selling point for the location.

Parking in the area consists of paid parking, public parking, and parking permits. Prospective buyers who own a vehicle should investigate the availability and cost of parking permits for residents.

The property will be delivered in its current condition, with the standard age and materials clause applicable. This clause protects the seller from liability for the condition of older building materials and components. The delivery date is to be agreed upon between buyer and seller.

The asking price per square meter works out to 4,000 euros, which provides a benchmark for comparison with similar properties in the area. However, given the renovation requirements and the absence of central heating, this figure should be considered in context.

This apartment presents an opportunity for buyers who are willing to invest time and money in creating a personalized living space. The combination of the en-suite layout, the balcony, the location near both the city center and the coast, and the freehold status are positive attributes. The primary considerations for any buyer will be the extent of renovation required, particularly the installation of a proper heating system, and the associated costs that should be factored into the total investment beyond the purchase price.