Oude Noorden, Rotterdam: risk profile for apartment buyers
Oude Noorden is one of the most densely built buurten in Rotterdam: 17,094 residents per km² (CBS, 2026-10-12). Most of it was built around 1900 as a working-class neighbourhood along the Rotte, between the Bergweg and the Gordelweg; during the urban renewal (stadsvernieuwing) of the 1970s and 1980s many blocks were replaced or thoroughly renovated. You can see that in the building years: 74% of apartment buildings predate 1945 and 22% date from 1971 to 2000 (BAG, 2026-10-12). Only 22% of homes are owner-occupied (CBS, 2026-10-12), so in many buildings a housing corporation or investor owns most of the apartments. Ask how the votes in the VvE meeting are split and whether that owner plans major maintenance or to sell units off (uitponden). For a pre-war building, add the foundation survey to that list.
91% of homes in Oude Noorden, Rotterdam are apartments in buildings with two or more homes (BAG, 2026-10-12). They sit in 1,585 apartment buildings, roughly the number of VvEs in the buurt (BAG, 2026-10-12). Oude Noorden has 17,250 residents and an average WOZ value of €347,000 (CBS, 2026-10-12).
Risks
- Foundation risk: the postcode area around this buurt (3035HE) is classified "Overig" (PDOK/RVO, 2026-10-12). "Overig" means RVO does not classify the area itself, because the municipality of Rotterdam publishes a more current, detailed foundation map (rotterdam.nl/funderingskaart). 75% of the apartment buildings here were built before 1970, the era most associated with wooden-pile foundations (BAG, 2026-10-12). 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. 75% of the apartment buildings here were built before 1971, an era that was often built with little or no insulation.
- Registered crimes per 1,000 residents (police/CBS, 2025): 77 (1,321 registered crimes, 17,250 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 Oude Noorden
- Share of apartments: 91% of homes in Oude Noorden, Rotterdam are apartments in buildings with two or more homes (BAG, 2026-10-12).
- Apartment buildings: Oude Noorden has 1,585 buildings with two or more homes, roughly the number of VvEs (BAG, 2026-10-12). One VvE can span several BAG buildings, so treat this as an approximation.
- Construction year: Of the apartment buildings in Oude Noorden, 74% were built before 1945, 1% between 1945 and 1970, 22% between 1971 and 2000 and 3% after 2000 (BAG, 2026-10-12).
- Apartment size: the median apartment in Oude Noorden has 79 m² of floor area (BAG, 2026-10-12).
- Monuments: 8% of apartment buildings in Oude Noorden are a rijksmonument or in a protected cityscape (beschermd stadsgezicht) (RCE, 2026-10-12).
- 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 Oude Noorden (74%) 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 Oude Noorden
- 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 Oude Noorden (safety, amenities, green space), see the government's Leefbaarometer.
The neighborhood in numbers
| Population | 17,250 |
|---|---|
| Population density | 17,094 / km² |
| Average WOZ value | €347,000 |
| Housing stock | 8,779 |
| Multi-family homes | 94% |
| Owner-occupied homes | 22% |
| Rental homes | 78% |
| Homes built more than 10 years ago | 96% |
| New builds (last 10 years) | 4% |
| Urbanization | very strongly urban |
Streets and buildings
Buildings by construction year
Of the 3369 mapped buildings, 61% were built before 1945, 1% between 1945 and 1970, 18% between 1971 and 2000, and 20% after 2000; the oldest dates from 1871 and the newest from 2026.1e Pijnackerstraat 3035GN, 3035GP, 3035GR +112e Pijnackerstraat 3035GH, 3035GJ3e Pijnackerstraat 3035CKAelwijn-Floriszstraat 3035CA, 3035CB, 3035CDBenthuizerstraat 3035CN, 3035CP, 3035CR +10Bergstraat 3035TA, 3035TB, 3035TC +4Bergweg 3035BM, 3035BN, 3035BP +11Bingenstraat 3036PTBleiswijkstraat 3035TJ, 3035TK, 3035TLBloklandstraat 3036TB, 3036TC, 3036TE +12Blommersdijkselaan 3036NA, 3036NB, 3036NC +1Branco van Dantzigstraat 3035PX
Show all 91 streets and postcodes
Burgemeester Roosstraat 3035AA, 3035AB, 3035AC +4Damruststraat 3035KVErasmusstraat 3035LA, 3035LB, 3035LC +3Gerard Scholtenstraat 3035SC, 3035SE, 3035SG +8Gordelpad 3036ADGordelweg 3036AA, 3036AB, 3036ACGoudsesingel 3032ENGraaf Balderikstraat 3032HC, 3032HDGravin Adélastraat 3032HA, 3032HBHammerstraat 3036MC, 3036MDHartenruststraat 3036KXHeer Kerstantstraat 3036NG, 3036NH, 3036NJ +6Heer Vrankestraat 3036LA, 3036LB, 3036LC +4Hildegardisstraat 3036NS, 3036NT, 3036NV +2Hoeksestraat 3036LJ, 3036LK, 3036LL +1Hofdijk 3032CGHooglandstraat 3036PA, 3036PB, 3036PD +11Hoyledestraat 3036LN, 3036LP, 3036LR +1Jacob Catsstraat 3035PA, 3035PB, 3035PC +11Jensiusstraat 3035VA, 3035VB, 3035VC +4Johan Idastraat 3036ME, 3036MGKabeljauwsestraat 3036LT, 3036LV, 3036LWKromme Wiekstraat 3035RA, 3035RBLoofdakstraat 3036JNLouwerslootstraat 3036PVMeester Willemstraat 3036ML, 3036MN, 3036MPMeidoornstraat 3036WC, 3036WD, 3036WE +1Moerkapellestraat 3036PWNieuwe Hamelstraat 3036JE, 3036JG, 3036JHNoordmolendwarsstraat 3035WC, 3035WD, 3035WG +1Noordmolenstraat 3035RC, 3035RD, 3035RE +6Noordplein 3032XL, 3032XM, 3032XN +7Noordsingel 3035EG, 3035EH, 3035EJ +6Ooievaarstraat 3035XB, 3035XC, 3035XD +3Pijnackerdwarsstraat 3035GAPijnackerplein 3035GB, 3035GC, 3035GD +2Pompenburg 3032EMRaephorststraat 3036VA, 3036VB, 3036VC +4Rechter Rottekade 3032XA, 3032XB, 3032XC +4Rembrandtstraat 3035LK, 3035LL, 3035LM +5Rietvinkstraat 3036XA, 3036XB, 3036XC +1Rottestraat 3032XKRuivendwarsstraat 3036DARuivenplantsoen 3036DJRuivenstraat 3036DC, 3036DD, 3036DE +1Schommelstraat 3035CE, 3035CG, 3035CH +1Schoonoordstraat 3036XE, 3036XG, 3036XH +1Snellemanstraat 3035WJ, 3035WK, 3035WR +1Soetendaalsekade 3036EA, 3036EBSoetendaalseplein 3036ECSoetendaalsestraat 3036EESoetendaalseweg 3036EH, 3036EJ, 3036EK +7Stolkstraat 3036ZA, 3036ZBStroveer 3032GA, 3032GBTochtstraat 3036SB, 3036SC, 3036SE +8Tollensstraat 3035NA, 3035NB, 3035NC +6Touwbaan 3035WZVerbraakstraat 3036MR, 3036MTVijlkapperstraat 3036ZK, 3036ZLVinkenlust 3036XX, 3036XZVinkenstraat 3036XK, 3036XL, 3036XM +6Vlethoek 3036ZE, 3036ZGVletstraat 3035ZA, 3035ZB, 3035ZD +4Vriendenlaan 3032XJVrouwe Justitiahof 3032BPWiekstraat 3035XL, 3035XM, 3035XN +4Wilgenstraat 3036WPWitte Zwaanhof 3035ZH, 3035ZJWoelwijkstraat 3035VJ, 3035VK, 3035VL +8Wolstraat 3036JS, 3036JTZaagmolendrift 3035JA, 3035JB, 3036JV +2Zaagmolenkade 3035KA, 3035KC, 3035KDZaagmolenstraat 3035HA, 3035HB, 3035HC +19Zaagstraat 3035HNZegwaardstraat 3035TM, 3035TN, 3035TPZoomstraat 3036RE, 3036RMZwaanshals 3035KE, 3035KG, 3035KH +25Zwaanshalskade 3036JJ, 3036JK, 3036JZZwart Janstraat 3035AJ, 3035AK, 3035AL +10
Schools nearby
13 primary schools, 5 secondary schools, 1 special-education school in the buurt, highest level offered: VWO.
Primary schools
- IKC De Lis (primary school): Bieslandstraat 61, 3037LB ROTTERDAM
- Noen (primary school): Paradijsplein 1, 3034SL ROTTERDAM
- Koningin Wilhelminaschool (primary school): Koepelstraat 10, 3031VB ROTTERDAM
- Oscar Romero (primary school): Isaac Hubertstraat 151, 3034CS ROTTERDAM
- Jenaplanschool De Griffioen (primary school): Rodenrijselaan 74, 3037XH ROTTERDAM
- De Fontein (primary school): Hoyledestraat 25, 3036LP ROTTERDAM
- De Klimop (primary school): Rembrandtstraat 27, 3035LL ROTTERDAM
- OBS Crooswijk (primary school): Goudseweg 15, 3031XH ROTTERDAM
- Imelda (primary school): Veurstraat 3-7, 3037BN ROTTERDAM
- Prinses Julianaschool (primary school): Snellemanstraat 47, 3035WK ROTTERDAM
- Hildegardis (primary school): Verbraakstraat 7, 3036MR ROTTERDAM
- Quadratum (primary school): Benthuizerstraat 101, 3025CN Rotterdam
- Taalschool Rotterdam (primary school): Walenburgerweg 35, 3039AC Rotterdam
Secondary schools
- Unie Noord-Codarts Lyceum (secondary school — HAVO/VWO): Kruisplein 26, 3012CC ROTTERDAM
- Accent Praktijkonderwijs Centrum (secondary school — PRO): Vijverhofstraat 97, 3032SH ROTTERDAM
- Unie Noord- locatie Horeca Vakschool Rotterdam (secondary school — VBO/MAVO): Noordsingel 72, 3032BG ROTTERDAM
- Unie Noord- locatie Montessori Mavo Rotterdam (secondary school — VBO/MAVO): Walenburgerweg 35-B, 3039AC ROTTERDAM
- Rudolf Steiner College (secondary school — MAVO/HAVO/VWO): Tamboerstraat 9, 3034PT ROTTERDAM
Special education
- Yulius Heer Bokel College (special education): Heer Bokelweg 260, 3032AD Rotterdam
FAQ
Frequently asked questions
What share of homes in Oude Noorden are apartments?
91% of the 8,961 homes in Oude Noorden, Rotterdam are apartments in buildings with two or more homes (BAG, 2026-10-12). They sit in 1,585 apartment buildings, roughly the number of VvEs in the buurt. The median apartment has 79 m² of floor area (BAG, 2026-10-12).
Is there foundation risk in Oude Noorden?
The postcode area around Oude Noorden (3035HE) is classified "Overig" in the PDOK/RVO indicative foundation-risk map (2026-10-12). "Overig" means RVO does not classify the area itself, because the municipality of Rotterdam publishes a more current, detailed foundation map (rotterdam.nl/funderingskaart). 75% of the buurt's apartment buildings were built before 1970, the era most associated with wooden-pile foundations in Dutch cities (BAG, 2026-10-12). This is an area-level indication, not a building inspection, so ask the VvE for its own foundation report.
Are apartments in Oude Noorden 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 Oude Noorden, and what does that mean for VvE costs?
Of the apartment buildings in Oude Noorden, 74% were built before 1945, 1% between 1945 and 1970, 22% between 1971 and 2000 and 3% after 2000 (BAG, 2026-10-12). 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 Oude Noorden?
Ask for the MJOP, the latest annual accounts (jaarrekening) and three years of minutes (notulen). For Oude Noorden 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 3369 buildings in Oude Noorden against official data (BAG, PDOK, CBS).
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