De Esch, Rotterdam: risk profile for apartment buyers
De Esch is a buurt in Rotterdam in the Kralingen-Crooswijk district.
96% of homes in De Esch, Rotterdam are apartments in buildings with two or more homes (BAG, 2026-11-04). They sit in 105 apartment buildings, roughly the number of VvEs in the buurt (BAG, 2026-11-04). De Esch has 4,605 residents and an average WOZ value of €337,000 (CBS, 2026-11-04).
Risks
- Foundation risk: the postcode area around this buurt (3063KB) is classified "Overig" (PDOK/RVO, 2026-11-04). "Overig" means RVO does not classify the area itself, because the municipality of Rotterdam publishes a more current, detailed foundation map (rotterdam.nl/funderingskaart). 3% of the apartment buildings here were built before 1970, the era most associated with wooden-pile foundations (BAG, 2026-11-04). This is an area-level indication, not a per-building inspection — always ask for the VvE's own foundation report before buying.
- Flood depth: not available for this buurt (Klimaateffectatlas only gives us a raw index value here, not a real-world water depth).
- Heat stress: not available for this buurt (same limitation as flood depth — only a raw index value, not a usable figure).
- Soil status: not available for this buurt (Bodemloket data is not yet integrated).
- Energy label: we don't show per-building labels. Look up the label of the apartment you're considering on EP-Online by address.
- Registered crimes per 1,000 residents (police/CBS, 2025): 76 (349 registered crimes, 4,605 residents). Crimes are counted where they happen, including against visitors, shops and commuters; where many non-residents come, the per-resident figure says less about residents themselves. These are police records, a different measure from the Koopscan crime signals at the bottom of this page.
Apartments in De Esch
- Share of apartments: 96% of homes in De Esch, Rotterdam are apartments in buildings with two or more homes (BAG, 2026-11-04).
- Apartment buildings: De Esch has 105 buildings with two or more homes, roughly the number of VvEs (BAG, 2026-11-04). One VvE can span several BAG buildings, so treat this as an approximation.
- Construction year: Of the apartment buildings in De Esch, 2% were built before 1945, 1% between 1945 and 1970, 97% between 1971 and 2000 and 0% after 2000 (BAG, 2026-11-04).
- Apartment size: the median apartment in De Esch has 82 m² of floor area (BAG, 2026-11-04).
- Monuments: none of the apartment buildings in De Esch is a rijksmonument or in a protected cityscape (beschermd stadsgezicht) (RCE, 2026-11-04).
- Erfpacht: not available for this gemeente — Rotterdam publishes no open per-parcel erfpacht data. Check the title deed (eigendomsakte) or the Kadaster record before you bid.
What this building stock means for your VvE
Most apartment buildings in De Esch (97%) were built between 1971 and 2000. Typical VvE cost themes for that era: energy upgrades, lifts, and installations nearing the end of their life.
What to check in a 1971–2000 building:
- Lift and installations: check the age of the lift, heating and ventilation, and the replacement year in the MJOP.
- Roof and window frames: buildings of this age are due for roof and frame replacement; check that the MJOP plans and budgets it.
- Energy label: look up the apartment's label on EP-Online and check whether the MJOP includes energy upgrades such as glazing or roof insulation.
General guidance based on construction era; your building may differ.
Questions to ask the VvE before you bid in De Esch
- How old are the lift and the central installations, and is their replacement budgeted in the MJOP?
- Is the MJOP less than 5 years old, and is the reserve fund in line with it?
- Did the minutes (notulen) of the last three years decide on major works or a one-off contribution (bijzondere bijdrage)?
- Is the land on erfpacht (leasehold)? If so, is the ground rent bought off, and until when?
- What is the monthly VvE contribution for this apartment, and has it gone up recently?
Have the VvE documents? Check what they say about the lift and the installations, in 5 minutes.
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This page is about the buildings. For day-to-day livability in De Esch (safety, amenities, green space), see the government's Leefbaarometer.
The neighborhood in numbers
| Population | 4,605 |
|---|---|
| Population density | 2,726 / km² |
| Average WOZ value | €337,000 |
| Housing stock | 2,687 |
| Multi-family homes | 96% |
| Owner-occupied homes | 22% |
| Rental homes | 78% |
| Homes built more than 10 years ago | 98% |
| New builds (last 10 years) | 2% |
| Urbanization | strongly urban |
Streets and buildings
Buildings by construction year
Of the 757 mapped buildings, 7% were built before 1945, 18% between 1945 and 1970, 55% between 1971 and 2000, and 19% after 2000; the oldest dates from 1873 and the newest from 2026.Abram van Rijckevorselweg 3062CXAfsluiterpad 3063SBAnton van Deinsestraat 3063NLAutolettestraat 3063NPBrandkraanpad 3063SCBuitenbassinweg 3063TB, 3063TC, 3063TL +2Cornelis Dalenstraat 3063NKDienstkraanpad 3063SEDries van der Vlerkstraat 3063RA, 3063RC, 3063RDDrinkwaterweg 3063JC, 3063VD, 3063VEFilterhuispad 3063JKHerman Bavinckstraat 3063RE, 3063RG, 3063RH +7
Show all 33 streets and postcodes
Hoge Filterweg 3063KA, 3063KB, 3063KC +8Jan ter Laanplaats 3063RS, 3063RTKeerkleppad 3063SGKralinger Esch 3063NBKralingse Zoom 3063NC, 3063NDLage Filterweg 3063SJLandaulettestraat 3063NRMaasboulevard 3063NMNesserdijk 3063NEOverstortpad 3063SKPiet Knoppertstraat 3063NVPlantagelaan 3063NGReservoirpad 3063SLRijnwaterstraat 3063HCSchaardijk 3063NHSnelfilterweg 3063JD, 3063JE, 3063JG +2Toepad 3063NJVoorhoeve van Muydenpad 3063NTWatermeterpad 3063SMWatertorenweg 3063HA, 3063HDWaterwerk 3063HB
Schools nearby
1 primary school in the buurt.
Primary schools
- Basisschool de Esch (primary school): Lage Filterweg 4, 3063SJ ROTTERDAM
FAQ
Frequently asked questions
What share of homes in De Esch are apartments?
96% of the 2,690 homes in De Esch, Rotterdam are apartments in buildings with two or more homes (BAG, 2026-11-03). They sit in 105 apartment buildings, roughly the number of VvEs in the buurt. The median apartment has 82 m² of floor area (BAG, 2026-11-03).
Is there foundation risk in De Esch?
The postcode area around De Esch (3063KB) is classified "Overig" in the PDOK/RVO indicative foundation-risk map (2026-11-04). "Overig" means RVO does not classify the area itself, because the municipality of Rotterdam publishes a more current, detailed foundation map (rotterdam.nl/funderingskaart). 3% of the buurt's apartment buildings were built before 1970, the era most associated with wooden-pile foundations in Dutch cities (BAG, 2026-11-03). This is an area-level indication, not a building inspection, so ask the VvE for its own foundation report.
Are apartments in De Esch on erfpacht?
We have no open per-parcel erfpacht data for Rotterdam, so check the title deed (eigendomsakte) or the Kadaster record of the apartment you're considering. If the land is on erfpacht, ask whether the ground rent (canon) is bought off and until which date, or what it costs per year and how it is indexed. Ask which general conditions (algemene bepalingen) apply and whether the lease is perpetual (eeuwigdurend) or ends on a set date. Also ask whether the VvE pays the canon through the service costs or each owner pays it separately, because that changes your monthly costs.
How old are the apartment buildings in De Esch, and what does that mean for VvE costs?
Of the apartment buildings in De Esch, 2% were built before 1945, 1% between 1945 and 1970, 97% between 1971 and 2000 and 0% after 2000 (BAG, 2026-11-03). For the most common era, between 1971 and 2000, typical VvE cost themes are energy upgrades, lifts, and installations nearing the end of their life. This is general guidance by construction era; your building may differ.
What should I ask the VvE before buying in De Esch?
Ask for the MJOP, the latest annual accounts (jaarrekening) and three years of minutes (notulen). For De Esch in particular: How old are the lift and the central installations, and is their replacement budgeted in the MJOP? Is the MJOP less than 5 years old, and is the reserve fund in line with it? Did the minutes (notulen) of the last three years decide on major works or a one-off contribution (bijzondere bijdrage)?
Every building and every apartment can have its own issues — the facts above describe the buurt as a whole, not any single home.
We individually checked 757 buildings in De Esch against official data (BAG, PDOK, CBS).
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