Hillegersberg Zuid, Rotterdam: risk profile for apartment buyers
Hillegersberg Zuid is a buurt in Rotterdam's Hillegersberg-Schiebroek district, between the Bergse Voorplas lake and the railway at Rotterdam Noord station. Most of it is known as the Kleiwegkwartier, after the Kleiweg, the local shopping street. The building stock is almost entirely pre-war: 95% of apartment buildings were built before 1945 (BAG, 2026-10-01). The Straatweg runs north from here along the lake to the old village of Hillegersberg, and the river Rotte lies on the eastern side.
The typical apartment building here is small: the median building has just 2 homes (BAG, 2026-10-01), usually an upstairs–downstairs split. A VvE with two owners is often "sleeping" (slapende VvE) — no yearly meeting, no reserve fund, no MJOP — and you share a big repair, such as foundation work, with only one other owner. So check that the VvE actually functions before you bid. 67% of homes in the buurt are owner-occupied (CBS, 2026-10-01).
71% of homes in Hillegersberg Zuid, Rotterdam are apartments in buildings with two or more homes (BAG, 2026-10-01). They sit in 1,048 apartment buildings, roughly the number of VvEs in the buurt (BAG, 2026-10-01). Hillegersberg Zuid has 8,440 residents and an average WOZ value of €442,000 (CBS, 2026-10-01).
Risks
- Foundation risk: the postcode area around this buurt (3051LS) is classified "Overig" (PDOK/RVO, 2026-10-01). 98% 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. 98% 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 Zuid
- Share of apartments: 71% of homes in Hillegersberg Zuid, Rotterdam are apartments in buildings with two or more homes (BAG, 2026-10-01).
- Apartment buildings: Hillegersberg Zuid has 1,048 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 Zuid, 95% were built before 1945, 3% between 1945 and 1970, 1% between 1971 and 2000 and 1% after 2000 (BAG, 2026-10-01).
- Apartment size: the median apartment in Hillegersberg Zuid has 79 m² of floor area (BAG, 2026-10-01).
- Monuments: none of the apartment buildings in Hillegersberg Zuid 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 Zuid (95%) 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.
General guidance based on construction era; your building may differ.
Questions to ask the VvE before you bid in Hillegersberg Zuid
- 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?
- 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)?
- Is the land on erfpacht (leasehold)? If so, is the ground rent bought off, and until when?
Have the VvE documents? Check what they say about the foundation, in 5 minutes.
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This page is about the buildings. For day-to-day livability in Hillegersberg Zuid (safety, amenities, green space), see the government's Leefbaarometer.
The neighborhood in numbers
| Population | 8,440 |
|---|---|
| Population density | 7,065 / km² |
| Average WOZ value | €442,000 |
| Housing stock | 3,957 |
| Multi-family homes | 75% |
| Owner-occupied homes | 67% |
| Rental homes | 33% |
| Homes built more than 10 years ago | 98% |
| New builds (last 10 years) | 2% |
| Urbanization | very strongly urban |
Streets and buildings
Buildings by construction year
Of the 3202 mapped buildings, 83% were built before 1945, 2% between 1945 and 1970, 5% between 1971 and 2000, and 11% after 2000; the oldest dates from 1883 and the newest from 2026.Adriaan Paauwlaan 3051HBAkkerwindestraat 3051LA, 3051LBAmerbachstraat 3045REAmethiststraat 3051VA, 3051VB, 3051VC +1Antony Duyklaan 3051HAArolsenplein 3051JAAzaleastraat 3051TA, 3051TB, 3051TC +5Baroniestraat 3051EA, 3051EB, 3051ED +2Begoniastraat 3051LCBergpolderplein 3051GA, 3051GBBergse Rechter Rottekade 3051AB, 3051ACCaspar Fagellaan 3051HC
Show all 71 streets and postcodes
Ceintuurbaan 3051AE, 3051AG, 3051KA +3Cliviastraat 3051NADiamantweg 3051XA, 3051XBDuizendschoonstraat 3051SB, 3051SC, 3051SE +1Elektroweg 3051NB, 3051NC, 3051NDElisabethlaan 3051JBEmmalaan 3051JC, 3051JD, 3051JE +2Erasmussingel 3051KE, 3051KG, 3051KH +3Gladiolusstraat 3051LD, 3051LE, 3051LGGraaf Adolf van Nassaustraat 3051GCGraaf Jan van Nassaustraat 3051GD, 3051GEGraaf Lodewijk van Nassaustraat 3051GGHagedoornstraat 3051NE, 3051NGHeiligerleelaan 3051JJ, 3051JKHeinsiuslaan 3051HDHillegondastraat 3051PA, 3051PBHoofdlaan 3051XD, 3051XE, 3051XGHouthandelhof 3051ADIrisplein 3051TKIsaäc van Hoornbeeklaan 3051HZJan Willem Frisostraat 3051EH, 3051EJ, 3051EK +1Johan de Wittlaan 3051HEJuliana van Stolberglaan 3051CA, 3051CB, 3051CC +6Kleiweg 3045PK, 3045PL, 3045PM +28Kootsekade 3051PC, 3051PD, 3051PE +1Koraalstraat 3051VE, 3051VG, 3051VH +1Korte Kleiweg 3045RCLathyrusplein 3051TLLeni Sarishof 3051PTLisbloemstraat 3051TM, 3051TN, 3051TP +3Malvastraat 3051NH, 3051NJMargrietstraat 3051TV, 3051TWMinstreelstraat 3051PH, 3051PJ, 3051PKOpaalhof 3045PGOrchideestraat 3051NK, 3051NL, 3051NMPhilips Willemstraat 3051PL, 3051PM, 3051PN +3Prins Bernhardkade 3051AH, 3051AJ, 3051AK +1Prins Frederik Hendrikstraat 3051EM, 3051EN, 3051EP +3Prinses Margrietlaan 3051AM, 3051AN, 3051AP +6Robert Owenstraat 3045PTRobijnstraat 3051VK, 3051VL, 3051VM +1Rozenlaan 3051LH, 3051LJ, 3051LK +7Saffierstraat 3051XT, 3051XV, 3051XWSchiebroeksesingel 3051JL, 3051JMSchiebroekseweg 3051JNSmaragdstraat 3051VP, 3051VRStadhouderslaan 3051HGStatenlaan 3051HH, 3051HJ, 3051HK +5Statenplein 3051HSStraatweg 3051BA, 3051BB, 3051BC +9Topaasstraat 3051KL, 3051KMUitweg 3051JP, 3051JRVan Slingelandtlaan 3051HT, 3051HV, 3051HW +1Villapark 3051BPViolenstraat 3051TX, 3051TZWilhelminalaan 3051JS, 3051JTWillem de Rijkestraat 3051EVWillem van Hillegaersbergstraat 3051RA, 3051RB, 3051RC +10Zonnebloemstraat 3051SP, 3051SR, 3051ST +4
Schools nearby
5 primary schools, 3 secondary schools, 1 vocational (mbo) location in the buurt, highest level offered: VWO.
Primary schools
- Tarcisius (primary school): Johan de Wittlaan 5-9, 3051HE ROTTERDAM
- IKC De Lis (primary school): Bieslandstraat 61, 3037LB ROTTERDAM
- De Fontein (primary school): Hoyledestraat 25, 3036LP ROTTERDAM
- De Bergse Zonnebloem (primary school): Elektroweg 18-20, 3051NC ROTTERDAM
- Stephanus (primary school): Asserweg 360, 3052AJ ROTTERDAM
Secondary schools
- Melanchthon Schiebroek (secondary school — VBO/MAVO/HAVO/VWO): Van Bijnkershoekweg 97, 3052PB ROTTERDAM
- Accent VSO Op Noord (secondary school — VSO): Erasmussingel 120, 3051XC ROTTERDAM
- VSO De Hoge Brug (secondary school — VSO): Hillegondastraat 19, 3051PA ROTTERDAM
- Hout- en Meubileringscollege (vocational (mbo)): Erasmuspad 10, 3052KP ROTTERDAM
FAQ
Frequently asked questions
What share of homes in Hillegersberg Zuid are apartments?
71% of the 3,969 homes in Hillegersberg Zuid, Rotterdam are apartments in buildings with two or more homes (BAG, 2026-10-01). They sit in 1,048 apartment buildings, roughly the number of VvEs in the buurt. The median apartment has 79 m² of floor area (BAG, 2026-10-01).
Is there foundation risk in Hillegersberg Zuid?
The postcode area around Hillegersberg Zuid (3051LS) is classified "Overig" in the PDOK/RVO indicative foundation-risk map (2026-10-01). 98% 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 Zuid 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 Zuid, and what does that mean for VvE costs?
Of the apartment buildings in Hillegersberg Zuid, 95% were built before 1945, 3% between 1945 and 1970, 1% between 1971 and 2000 and 1% 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 Zuid?
Ask for the MJOP, the latest annual accounts (jaarrekening) and three years of minutes (notulen). For Hillegersberg Zuid 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? 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?
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 3202 buildings in Hillegersberg Zuid against official data (BAG, PDOK, CBS).
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