Hoogvliet Zuid, Rotterdam
Neighbourhood research for Hoogvliet Zuid — safety, schools, livability and property values from official government data.
On the Leefbaarometer, Hoogvliet Zuid in Rotterdam scores 3.0/5 for overall livability. Police-recorded crime puts this area in the moderate-risk band nationally.
The average home here carries a WOZ value of €298.000 — 13% below the Rotterdam average. That's 25% below the Dutch national average. Zooming out, Rotterdam-wide sale prices rose 2.9% over the past year, and recent buyers across the wider region paid 3.1% over asking, with homes selling in a median of 31 days — a sense of the competition to expect, even if it doesn't map exactly onto this street.
Livability
Average
Avg. WOZ value
€298.000
Crime risk
Moderate
Based on 6 government sources · Last updated 27 August 2026
Frequently Asked Questions
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All neighbourhoods in Rotterdam →What does a home in Hoogvliet Zuid cost?
Average WOZ value
€298,000
The WOZ value is the municipality's own valuation, set as of 1 January the previous year. In a rising market asking prices in Hoogvliet Zuid usually sit above it — treat this as a floor, not a market value.
Gross annual income needed to borrow that amount
€55,000
One income, no student debt or other loans, 30-year annuity at 4.5%, using the 2026 Nibud standards. Buyer's costs come on top and cannot be added to the mortgage. On two incomes the bar is lower.
Further reading
What is the WOZ value and why does it matter?
The WOZ value determines your municipal taxes and is used by banks as an indication of property value.
Ground lease: what is it and what does it cost?
With ground lease you buy the house but not the land. This can involve significant annual costs — especially in Amsterdam.
Self-occupancy and non-occupancy clauses explained
Two clauses buyers routinely confuse: the duty to live in the home yourself, and a seller’s declaration that they never lived there at all.