Hillegersberg Noord, Rotterdam: risk profile for apartment buyers
Hillegersberg Noord is a buurt in Rotterdam's Hillegersberg-Schiebroek district and includes the old village of Hillegersberg, on the Bergse Plassen lakes. The shops and the oldest buildings are around the Bergse Dorpsstraat, Kerkstraat and Weissenbruchlaan; the oldest building in the buurt dates from 1470 (BAG, 2026-10-01). To the north-west lies a post-war neighbourhood whose streets are named after figures from classical mythology (Apollostraat, Achillesstraat, Argonautenweg).
The apartments are mixed in age: 59% of apartment buildings were built before 1945 and 29% between 1945 and 1970 (BAG, 2026-10-01). The median building has just 2 homes (BAG, 2026-10-01), so many VvEs are small and a big repair is shared between few owners. Small VvEs are often "sleeping" (slapende VvE) — no yearly meeting, no reserve fund, no MJOP — so check that the VvE actually functions before you bid. If you are looking at a post-war block instead, the points to check are different: concrete, balconies and insulation.
69% of homes in Hillegersberg Noord, Rotterdam are apartments in buildings with two or more homes (BAG, 2026-10-01). They sit in 368 apartment buildings, roughly the number of VvEs in the buurt (BAG, 2026-10-01). Hillegersberg Noord has 7,850 residents and an average WOZ value of €562,000 (CBS, 2026-10-01).
Risks
- Foundation risk: the postcode area around this buurt (3054BC) is classified "Overig" (PDOK/RVO, 2026-10-01). 88% of the apartment buildings here were built before 1970, the era most associated with wooden-pile foundations (BAG, 2026-10-01). 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. 88% of the apartment buildings here were built before 1971, an era that was often built with little or no insulation.
- Registered crime per 1,000 residents: not available for this buurt (no crime dataset is integrated yet).
Apartments in Hillegersberg Noord
- Share of apartments: 69% of homes in Hillegersberg Noord, Rotterdam are apartments in buildings with two or more homes (BAG, 2026-10-01).
- Apartment buildings: Hillegersberg Noord has 368 buildings with two or more homes, roughly the number of VvEs (BAG, 2026-10-01). One VvE can span several BAG buildings, so treat this as an approximation.
- Construction year: Of the apartment buildings in Hillegersberg Noord, 59% were built before 1945, 29% between 1945 and 1970, 5% between 1971 and 2000 and 7% after 2000 (BAG, 2026-10-01).
- Apartment size: the median apartment in Hillegersberg Noord has 80 m² of floor area (BAG, 2026-10-01).
- Monuments: none of the apartment buildings in Hillegersberg Noord is a rijksmonument or in a protected cityscape (beschermd stadsgezicht) (RCE, 2026-10-01).
- 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 Hillegersberg Noord (59%) were built before 1945. Typical VvE cost themes for that era: foundations (wooden piles), wooden floors, roofs, and permits for work on monuments.
What to check in a pre-1945 building:
- Foundation: ask for the foundation survey (funderingsonderzoek) and check whether pile repair is planned and budgeted in the MJOP.
- Wooden floors and roof: look in the MJOP for beam, roof and gutter work, with a year and an amount.
- Energy label: pre-war buildings often have a low label. Look up the apartment's label on EP-Online and ask whether the VvE has an insulation plan.
Another 29% were built between 1945 and 1970. Typical themes there: concrete rot, balconies and galleries, asbestos, and facade renovation.
What to check in a 1945–1970 building:
- Concrete: ask for a recent concrete survey of balconies, galleries and facades, and check that repairs are in the MJOP.
- Asbestos: ask whether there is an asbestos inventory, especially before renovation work.
- Energy label: many buildings from this era were built without cavity insulation. Look up the apartment's label on EP-Online and check whether insulation is planned in the MJOP.
General guidance based on construction era; your building may differ.
Questions to ask the VvE before you bid in Hillegersberg Noord
- When was the foundation last inspected, can I see the report, and is foundation repair in the MJOP?
- When were the roof and the wooden floors (beams) last inspected, and are repairs planned in the MJOP?
- Have the balconies and galleries been checked for concrete rot, and is there an asbestos inventory?
- What is the energy label of the apartment and the building, and is there a plan and a budget to bring the building to label C?
- Is the VvE active: does it hold a yearly meeting, keep its own bank account and insure the building?
- 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)?
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This page is about the buildings. For day-to-day livability in Hillegersberg Noord (safety, amenities, green space), see the government's Leefbaarometer.
The neighborhood in numbers
| Population | 7,850 |
|---|---|
| Population density | 4,279 / km² |
| Average WOZ value | €562,000 |
| Housing stock | 4,173 |
| Multi-family homes | 71% |
| Owner-occupied homes | 50% |
| Rental homes | 50% |
| Homes built more than 10 years ago | 99% |
| New builds (last 10 years) | 1% |
| Urbanization | strongly urban |
Streets and buildings
Buildings by construction year
Of the 3008 mapped buildings, 44% were built before 1945, 18% between 1945 and 1970, 16% between 1971 and 2000, and 22% after 2000; the oldest dates from 1470 and the newest from 2026.Achillesstraat 3054RC, 3054RD, 3054RE +5Adriaen van der Doeslaan 3054EA, 3054EB, 3054EC +3Agamemnonstraat 3054SBAjaxstraat 3054SC, 3054SEAleyda van Raephorstlaan 3054CR, 3054CSAlyda van Spangensingel 3054CT, 3054CVApollostraat 3054TA, 3054TB, 3054TCArgonautenweg 3054RPArguspad 3054SGAriadnestraat 3054WEArtemispad 3054RNAtalantapad 3054RR
Show all 82 streets and postcodes
Athenastraat 3054WGBerglustlaan 3054BA, 3054BB, 3054BC +6Bergluststraat 3054BMBergse Dorpsstraat 3054GA, 3054GB, 3054GC +4Bergse Plaslaan 3054ARBergse Rechter Rottekade 3054XPBoterdorpse Verlaat 3054XLBuitenzorg 3054KX, 3054KZC.N.A.Looslaan 3054BN, 3054BP, 3054BR +2Cassandrastraat 3054TD, 3054TECerberuspad 3054TGCliostraat 3054TH, 3054TJ, 3054TK +1Cosseehof 3054RADemeterpad 3054TMFortunastraat 3054PAFreerickshof 3054GP, 3054GRFreericksplaats 3054GJ, 3054GK, 3054GL +2Ghisebrecht Bokellaan 3054CA, 3054CB, 3054CCGrindweg 3054VH, 3054VJHectorstraat 3054PCHeer Vrankelaan —Herastraat 3054PH, 3054PJ, 3054PK +1Hilleniussingel 3054EXHoge Limiet 3054KTHoyledesingel 3054EH, 3054EJ, 3054EK +1Icarusstraat 3054PM, 3054PN, 3054PP +3Ismenestraat 3054WBJan van Ghestellaan 3054CD, 3054CE, 3054CG +3Johan de Wittlaan 3054AAJunolaan 3054PVJupiterstraat 3054WHKerkdreef 3054GSKerkstraat 3054NB, 3054NCKerstant van den Bergelaan 3054EM, 3054EN, 3054EP +5Korteweg 3054ASLamsrustlaan 3054VGLedastraat 3054WCMedusastraat 3054RSMinervalaan 3054SLMinervaplein 3054SKMinosstraat 3054RT, 3054RV, 3054RW +1Molenwerf 3054ATNestorpad 3054SMNieuwe Kerkstraat 3054ND, 3054NE, 3054NG +4Orestespad 3054TROrionstraat 3054SN, 3054SP, 3054SROrpheusstraat 3054TN, 3054TPOude Raadhuislaan 3054NM, 3054NN, 3054NP +3Palamedesstraat 3054STPandorastraat 3054SVPark Bijdorp 3054AXParnassuspad 3054TSPlasoord 3054LJ, 3054LK, 3054LLPlaswijcklaan 3054CL, 3054CM, 3054CN +1Plaszicht 3054AVPlutostraat 3054TTPoseidonstraat 3054PZPrinsemolenpad 3054XMPrometheusstraat 3054WDRingdijk 3053KS, 3054KV, 3054KWStraatweg 3054AB, 3054AC, 3054AD +9Strekkade 3054XNStreksingel 3054HA, 3054HB, 3054HC +4Theseusstraat 3054RZTritonpad 3054TVVan den Hoonaardsingel 3054NAVisvreugdstraat 3054VKWeissenbruchlaan 3054LM, 3054LN, 3054LP +2Wilgenoord 3054AWWillem Nagellaan 3054BV, 3054BW, 3054BX
Schools nearby
6 primary schools, 6 secondary schools, 2 special-education schools in the buurt, highest level offered: VWO.
Primary schools
- St. Michael (primary school): Mahlersingel 9, 3055SJ ROTTERDAM
- Jacob Maris-School (primary school): Jacob Marisplein 9, 3055BK ROTTERDAM
- Emmaschool (primary school): Hilleniussingel 23, 3054EX ROTTERDAM
- Hildegaertschool (primary school): Debussylaan 11, 3055TE ROTTERDAM
- Eduard V Beinumschool (primary school): Bizetlaan 2, 3055SB ROTTERDAM
- Kindcentrum De Heijberg (primary school): Heijbergstraat 2-4, 3055PP Rotterdam
Secondary schools
- Wolfert van Borselen Scholengroep (secondary school — VBO/MAVO/HAVO/VWO): Argonautenweg 55, 3054RP ROTTERDAM
- Laurens Lyceum voor Vwo en Havo (secondary school — HAVO/VWO): Voorhout 100, 3055ES ROTTERDAM
- Melanchthon Mavo Schiebroek (secondary school — VBO/MAVO): Molenvijver 19, 3052HA ROTTERDAM
- Unie Noord - locatie Vak College Hillegersberg (secondary school — VBO): Argonautenweg 13, 3054RP ROTTERDAM
- Unie Noord- locatie De TooropMavo (secondary school — VBO/MAVO): Tooroplaan 8, 3055VG ROTTERDAM
- WOW VO voor havo en vwo (secondary school — HAVO/VWO): Duivenpad 7, 3055VE ROTTERDAM
Special education
- Mattheusschool voor SO-ZMLK (special education): Aleyda Van Raephorstlaan 243, 3054CR Rotterdam
- Recon openluchtschool (special education): Olijflaan 4-6, 3053WK Rotterdam
FAQ
Frequently asked questions
What share of homes in Hillegersberg Noord are apartments?
69% of the 4,183 homes in Hillegersberg Noord, Rotterdam are apartments in buildings with two or more homes (BAG, 2026-10-01). They sit in 368 apartment buildings, roughly the number of VvEs in the buurt. The median apartment has 80 m² of floor area (BAG, 2026-10-01).
Is there foundation risk in Hillegersberg Noord?
The postcode area around Hillegersberg Noord (3054BC) is classified "Overig" in the PDOK/RVO indicative foundation-risk map (2026-10-01). 88% of the buurt's apartment buildings were built before 1970, the era most associated with wooden-pile foundations in Dutch cities (BAG, 2026-10-01). This is an area-level indication, not a building inspection, so ask the VvE for its own foundation report.
Are apartments in Hillegersberg Noord 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 Hillegersberg Noord, and what does that mean for VvE costs?
Of the apartment buildings in Hillegersberg Noord, 59% were built before 1945, 29% between 1945 and 1970, 5% between 1971 and 2000 and 7% after 2000 (BAG, 2026-10-01). For the most common era, before 1945, typical VvE cost themes are foundations (wooden piles), wooden floors, roofs, and permits for work on monuments. This is general guidance by construction era; your building may differ.
What should I ask the VvE before buying in Hillegersberg Noord?
Ask for the MJOP, the latest annual accounts (jaarrekening) and three years of minutes (notulen). For Hillegersberg Noord in particular: When was the foundation last inspected, can I see the report, and is foundation repair in the MJOP? When were the roof and the wooden floors (beams) last inspected, and are repairs planned in the MJOP? Have the balconies and galleries been checked for concrete rot, and is there an asbestos inventory?
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 3008 buildings in Hillegersberg Noord against official data (BAG, PDOK, CBS).
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