Kop van Zuid - Entrepot, Rotterdam: risk profile for apartment buyers
Kop van Zuid - Entrepot is a buurt in the Feijenoord district of Rotterdam, east of the Wilhelminapier: former port area around the Spoorweghaven, the Rosestraat and the Laan op Zuid on the south bank of the Maas. The old harbour character still shows in the street names and in part of the building stock. Unlike the high-rises on the Wilhelminapier, Entrepot is made up of many much smaller VvEs: 173 apartment buildings with a median of 8 homes (BAG, 2026-10-08). On the other hand, nearly all of them come from the same building wave: 82% were built between 1971 and 2000, and 13% before 1945 (BAG, 2026-10-08). As a result, lifts, installations and insulation come due in many buildings at once, and in a small VvE every large expense weighs heavily per owner. With 68% rental homes (CBS, 2026-10-08), it is worth asking how many owner-occupiers your building has and how the VvE builds its reserves.
91% of homes in Kop van Zuid - Entrepot, Rotterdam are apartments in buildings with two or more homes (BAG, 2026-10-08). They sit in 173 apartment buildings, roughly the number of VvEs in the buurt (BAG, 2026-10-08). Kop van Zuid - Entrepot has 8,950 residents and an average WOZ value of €395,000 (CBS, 2026-10-08).
Risks
- Foundation risk: the postcode area around this buurt (3071ME) is classified "Overig" (PDOK/RVO, 2026-10-08). "Overig" means RVO does not classify the area itself, because the municipality of Rotterdam publishes a more current, detailed foundation map (rotterdam.nl/funderingskaart). 13% of the apartment buildings here were built before 1970, the era most associated with wooden-pile foundations (BAG, 2026-10-08). 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): 57 (514 registered crimes, 8,950 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 Kop van Zuid - Entrepot
- Share of apartments: 91% of homes in Kop van Zuid - Entrepot, Rotterdam are apartments in buildings with two or more homes (BAG, 2026-10-08).
- Apartment buildings: Kop van Zuid - Entrepot has 173 buildings with two or more homes, roughly the number of VvEs (BAG, 2026-10-08). One VvE can span several BAG buildings, so treat this as an approximation.
- Construction year: Of the apartment buildings in Kop van Zuid - Entrepot, 13% were built before 1945, 0% between 1945 and 1970, 82% between 1971 and 2000 and 5% after 2000 (BAG, 2026-10-08).
- Apartment size: the median apartment in Kop van Zuid - Entrepot has 88 m² of floor area (BAG, 2026-10-08).
- Monuments: 1% of apartment buildings in Kop van Zuid - Entrepot are a rijksmonument or in a protected cityscape (beschermd stadsgezicht) (RCE, 2026-10-08).
- 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 Kop van Zuid - Entrepot (82%) 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 Kop van Zuid - Entrepot
- 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.
Get report for freeNo account needed. Report in under 5 minutes.
This page is about the buildings. For day-to-day livability in Kop van Zuid - Entrepot (safety, amenities, green space), see the government's Leefbaarometer.
The neighborhood in numbers
| Population | 8,950 |
|---|---|
| Population density | 15,320 / km² |
| Average WOZ value | €395,000 |
| Housing stock | 4,226 |
| Multi-family homes | 91% |
| Owner-occupied homes | 32% |
| Rental homes | 68% |
| Homes built more than 10 years ago | 85% |
| New builds (last 10 years) | 15% |
| Urbanization | very strongly urban |
Streets and buildings
Buildings by construction year
Of the 1060 mapped buildings, 3% were built before 1945, 0% between 1945 and 1970, 74% between 1971 and 2000, and 23% after 2000; the oldest dates from 1879 and the newest from 2026.Show all 40 streets and postcodes
Schools nearby
8 primary schools, 2 secondary schools in the buurt, highest level offered: VWO.
Primary schools
- Basisschool de Wissel voor Interconfessioneel Basisonderwijs (primary school): Spoorweghaven 174, 3071ZG ROTTERDAM
- De Pijler (primary school): W.G. Witteveenplein 10, 3071MA ROTTERDAM
- Da Costaschool v BSO (primary school): Johannes-Brandstraat 3-7, 3072BD ROTTERDAM
- Nelson Mandela (primary school): Jacominastraat 64, 3072SC ROTTERDAM
- Sterrenschool De Globetrotter (primary school): Afrikaanderplein 5, 3072EA ROTTERDAM
- Agnes (primary school): Persoonsdam 18, 3071EE ROTTERDAM
- De Nieuwe Haven (primary school): Nassauhaven 433, 3071JJ ROTTERDAM
- De Clipper (primary school): Laan op Zuid 1362, 3071AC ROTTERDAM
Secondary schools
- de Passie Evangelische School voor Vmbo-tl, Havo, Atheneum, Gymnasium (secondary school — VBO/MAVO/HAVO/VWO): Ulaanbaatarplein 6, 3072JP ROTTERDAM
- Het Zuiderpark College voor Mavo Vbo en Lwoo, locatie Young Rotterdam vmbo (secondary school — VBO/MAVO): Maashavenweg 14, 3072AZ ROTTERDAM
FAQ
Frequently asked questions
What share of homes in Kop van Zuid - Entrepot are apartments?
Is there foundation risk in Kop van Zuid - Entrepot?
Are apartments in Kop van Zuid - Entrepot on erfpacht?
How old are the apartment buildings in Kop van Zuid - Entrepot, and what does that mean for VvE costs?
What should I ask the VvE before buying in Kop van Zuid - Entrepot?
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 1060 buildings in Kop van Zuid - Entrepot against official data (BAG, PDOK, CBS).
Looking at an apartment in Kop van Zuid - Entrepot?
Get report for freeNo account needed. Report in under 5 minutes.