Abeelstraat 20
2565 XP 's-Gravenhage · Bomenbuurt, Den Haag
- Apartment
- Year built 1921
- 108 m² reside
- B energy label
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In brief
Abeelstraat 20 in 's-Gravenhage is a apartment from 1921 with 108 m² living area and energy label B, in neighbourhood Bomenbuurt (municipality Den Haag). The indicative market value is € 507.000 to € 637.000. Living environment: noise 49 dB (quiet), air quality above WHO recommendation, 32% green within 500 m, in a flood up to 1,7 m of water. Air traffic: approximately 28 aircraft per day below 3,000 m within 2 km. Neighbourhood livability: excellent.
Everything on this page comes from public registers and maps and is free. Collecting it yourself takes hours per property; here it’s gathered in one second. Under each section you can read what the figure means for living here.
Location
Value indication
Market
- +4,4% sale prices Den Haag in one year (CBS price index, Sep 2026)
- € 465.418 average sale price in the municipality of Den Haag in 2025 (CBS/Kadaster)
- € 397.000 average WOZ value neighbourhood Bomenbuurt (CBS 2024)
How the indication is composed
| Source | Baseline value | To current price level | Weight |
|---|---|---|---|
| WOZ value 2025 for this home reference date 1 January 2024 |
€ 540.000 | € 639.315 +18,4% since 2024 K1 |
40% |
| 40 similar homes within 440 m median WOZ per m², indexed |
€ 4.911/m² | € 530.388 | 33% |
| 10 asking prices of comparable homes median asking price per m², indexed |
€ 4.883/m² | € 527.364 | 20% |
| Average of neighbourhood Bomenbuurt CBS WOZ 2024 (€ 397.000) / avg. 103 m² |
€ 3.854/m² | € 505.303 +21,4% since 2023 K1 |
7% |
WOZ value of this home over the years
- 2015 € 174.000
- 2016 € 175.000
- 2017 € 182.000
- 2018 € 194.000
- 2019 € 222.000
- 2020 € 257.000
- 2021 € 289.000
- 2022 € 317.000
- 2023 € 366.000
- 2024 € 375.000
- 2025 € 540.000
WOZ value per tax year (valuation date January 1 of the previous year), as determined by the municipality.
Similar properties in the area (50 found)
- Acaciastraat 174 € 4.970/m² WOZ, indexed
- Acaciastraat 168 € 5.692/m² WOZ, indexed
- Acaciastraat 158 € 5.564/m² WOZ, indexed
- Esdoornstraat 20 € 5.247/m² WOZ, indexed
- Esdoornstraat 60 € 5.702/m² WOZ, indexed
- Acaciastraat 136 € 4.647/m² WOZ, indexed
Methodology: each source has been adjusted from its reference date to current price levels using the CBS price index for existing owner-occupied homes (by province, for Amsterdam, Rotterdam, The Hague and Utrecht by city; the most recent months use the national monthly index). The midpoint is the weighted average; the range follows from the spread between sources (minimum 5%). National government, location within the street, leasehold and property-specific details are not included. This is not an appraisal.
Features
- Home type
- Apartment
- Purpose of use
- Residential use
- Year built
- 1921
- Living area
- 108 m²
- Building area
- 237 m²
- Plot area
- 171 m²
- Energy label
- B (23 January 2024)
- Dwelling status
- In use
- Building status
- In use
- BAG address identifier
- 0518200000795020
- BAG residence object
- 0518010000795021
- BAG building
- 0518100000206061
Source and method
Basic Registration Addresses and Buildings (Kadaster) and the energy label register. Plot area is the total cadastral area; for apartments this is the entire building plot.
Plot, soil and zoning
The ground is stable here.
- Parcel area (BAG)
- 171 m² the entire building plot
- Foundation risk in Bomenbuurt
- 0,0% of homes at risk of pile rot (very low) 2050 high scenario 0,0%, subsidence 1,0% — Climate Impact Atlas (Deltares/KCAF)
- Soil subsidence in Bomenbuurt
- −1,1 mm per year shallow −0,4 mm; municipality Den Haag −1,1 mm
- Kadaster, elevation, zoning, soil
- being retrieved…
Source and method
Plot: Kadaster (BRK, via PDOK; the parcel boundary is shown on the map above). Elevation: Actueel Hoogtebestand Nederland. Zoning: ruimtelijkeplannen.nl (zoning plans up to 1-1-2024; newer rules are in the municipality's environmental plan). Soil and foundation: Klimaateffectatlas (CC BY 4.0) and RVO/KCAF. Indicative only, not structural or legal advice.
Energy and heat
An efficient property: low energy costs, a comfortable indoor climate and more favourable mortgage terms at many banks. Further sustainability measures yield little additional benefit here. A comparable property spends per year about € 386 more more on energy than the average property in Bomenbuurt.
Energy label
B registered label (NTA 8800)
- Recorded on
- 23 January 2024
- Label A or better in Bomenbuurt
- 6% of the homes
Recorded by a certified assessor according to the current method.
Consumption and costs
€ 206 per month at an average consumption
- Natural gas
- 1.100 m³ per year; neighbourhood 880
- Electricity
- 2.400 kWh per year; neighbourhood 2.090
- Costs per year
- € 2.474 gas € 1.527, electricity € 623, fixed costs € 324
- Average home in Bomenbuurt
- € 2.088 per year
- Solar panels
- 10% of comparable homes; neighbourhood 11%
Source and method
Average supply to homes of this type, this size and construction period (CBS 2025, temperature‑corrected), at average consumer tariffs of Sep 2026 (CBS: 1,39 per m³ and 0,26 per kWh including tax, with fixed charges and energy tax reduction). Actual consumption depends on occupants and installation.
Heat transition and subsidy
- Heating in Bomenbuurt
- 76% central heating boiler, 18% block heating 2022
- Geothermal potential
- Unfavourable Slochteren formation, WarmteAtlas
- Heat network
- no district heating network or known plan in this neighbourhood
ISDE 2026 (€ 500 million): subsidy for insulation, (hybrid) heat pump, solar water heater, ventilation and a connection to a heat network (fixed € 3.775); heat pumps from about € 500 to over € 13.000 depending on type and capacity. Apply to RVO after installation. ISDE at RVO · Energy subsidy guide (including municipal schemes)
Labels in Bomenbuurt
Source and method
Energy label and label distribution EP-Online (RVO) via our database; consumption profiles CBS 85140NED (CC BY 4.0); tariffs CBS 85592NED; neighbourhood consumption CBS Key Figures; district heating networks, plans, pilots and heating mix WarmteAtlas (RVO, neighbourhood level; plans assigned to the neighbourhoods whose centroid lies in the plan area); ISDE: RVO. Indicative only, not energy advice.
Monthly costs: buying or renting
Use your own purchase price, rent and assumptions. All amounts are adjustable; the result is an indication.
Rent: point system and yield
Private sector: the rent is freely negotiable. As an investment, market rent and the yield below are most relevant; as a tenant you cannot appeal to the Rent Tribunal regarding the rent level. The net yield is average for a residential investment.
Housing valuation (WWS)
approx. 187–220 points Private sector
0143186260+
| Component | Points |
|---|---|
| Area 108 m² usable floor area: rooms 1 point/m², other spaces 0.75, circulation space 0 |
89–100 |
| Energy performance energy label B, multi-family home |
30 |
| WOZ value € 540.000: 1 point per € 16.954 and per € 268 per m² (WOZ value, valuation date 1-1-2024) |
51 |
| Heating 2 points per heated room, approx. 4 rooms |
6–10 |
| Kitchen and sanitary assumed: kitchen sink, toilet, washbasin, shower or bath |
11–24 |
| Outdoor space balcony 0–8 m² assumed |
0–5 |
| Total | 187–220 |
€ 1.352 maximum rent per month for 204 points (2026)
At 187–220 points: € 1.235 to € 1.461 per month.
from 187 points. Kitchen, sanitary fittings, heating and outdoor space are not known per dwelling and are given as a range; verify them with the Rent Price Check from the Huurcommissie. Rent price check
Renting and yield
€ 2.440 estimated market rent per month
- Market rent in the area
- € 2.440 median of 91 rental properties, € 22 per m²
- Rent regulation
- private sector: no maximum rent, but annual rent increase rules apply
- Gross yield at € 572.000
- 5,1%
- Net yield (indicative)
- 3,2% € 18.530 per jaar after costs, before financing and tax
Costs in the net yield
- Maintenance (1% of the value)
- € 5.720 per year
- Vacancy (1 month per year)
- € 2.440 per year
- Buildings insurance
- € 300 per year
- Property tax (owner)
- € 260 per year
- Sewerage charge (owner's share)
- € 98 per year
- Water system charge built
- € 132 per year
- HOA contribution
- € 1.800 per year
Affordable Rent Act (since July 1, 2024): up to and including 186 points the rent is regulated and the maximum rent also applies to new contracts; the landlord must provide the points calculation. Yield: base rent, value indication, costs as assumptions; not financial advice.
Source and method
Determines residential rent prices, annex I (point system 2026: energy label since 1 July 2024, WOZ €1 point per €16,954 and per €268 per m², WOZ share maximum 33% from 187 points) and Implementation Regulation residential rent prices, annex I (maximum rent limits 2026). Area and type: BAG; energy label: EP‑online; WOZ: own database; monuments: RCE.
Neighbourhood, district and municipality
Bomenbuurt
- Homes
- 3.213
- Residents
- 6.215
- Avg. WOZ value
- € 397.000
- Owner-occupied homes
- 62%
- Avg. year built
- 1932
- Most common
- Apartment (88%)
Bomen- en Bloemenbuurt
- Homes
- 7.677
- Residents
- 14.975
- Avg. WOZ value
- € 407.000
- Owner-occupied homes
- 68%
- Avg. year built
- 1935
- Most common
- Apartment (86%)
Den Haag
- Homes
- 281.368
- Residents
- 568.945
- Avg. WOZ value
- € 362.000
- Owner-occupied homes
- 42%
- Avg. year built
- 1961
- Most common
- Apartment (79%)
Homes in this neighbourhood on the map District Segbroek · 's-Gravenhage · Zuid-Holland
Amenities and accessibility
You can walk to the shops. A primary school is within walking distance, convenient for families. A public transport stop is around the corner. An urban setting: everything close by, with the associated bustle.
- Large supermarket
- 500 m avg. distance in the neighbourhood
- General practice
- 400 m avg. distance in the neighbourhood
- Primary school
- 500 m avg. distance in the neighbourhood
- Daycare
- 300 m avg. distance in the neighbourhood
- Nearest primary school
- 40 m Christelijke Montessorischool De Abeel
- Nearest public transport stop
- 210 m Fahrenheitstraat · tram · 19 vertrekken per uur overdag
- Nearest charging point
- 20 m Abeelstraat to 37 - Vattenfall
- Nearest childcare
- 50 m 2Giraffen
- Nearest transmitter mast
- 180 m Zendmast 3G, 4G, 5G · 3 antennes · 18,9 m hoog · veilige afstand 14,6 m
- Schools within 3 km
- 41
- Urbanity
- Highly urbanised 6.565 addresses per km²
Source and method
Road distances, averaged for all residents of the neighbourhood (CBS). School (DUO), transit stop (OVapi/GTFS, departures on a weekday), antenna mast (Antenneregister), charging point and childcare: straight-line from this address, from our own database.
Living environment: noise, water, air, light and green
Noise
49 dB Quiet
up to 45 dB very quietabove 70 dB extreme
- Road traffic
- 48 dB
- Train traffic
- none
- Air traffic
- below 40 dB
- Wind turbines
- none
- Road traffic, at night
- 38 dB
- Train traffic, at night
- none
In neighbourhood Bomenbuurt, 45% of the homes are noisier than this address; the average there is 51 dB.
Quiet: the sound of a normal residential street. Noticeable during the day if you pay attention, quiet enough at night for an open window. The main source is road traffic (48 dB).
Source and method
Lden: annual average noise exposure over day, evening and night (RIVM noise maps 2020, air traffic 2022, wind turbines 2024, 10 m grid). A rough indication, not a façade measurement. WHO advises a maximum of 53 dB for road traffic and 45 dB for air traffic.
Flooding
1,67 m Considerable
If this area floods, water depth here can reach up to 1,67 m according to the map.
- Homes in Bomenbuurt that may flood
- 100%
- Of which more than 0.5 m
- 99%
- Maximum depth in the neighbourhood
- 3,41 m
Significant: the ground floor may be inundated, damaging floors, kitchen and systems. A dry floor to retreat to and a meter cupboard above floor level are valuable here; ask about previous water damage. The chance of it happening is extremely small (less than 1 in 30,000 per year): the depth says what happens then, the probability how often.
Source and method
LIWO (Rijkswaterstaat), map of maximum water depth in a flood, 25 m raster; flood probability: Climate Impact Atlas. The depth says nothing about the probability that it happens; dikes and defences are designed for that probability.
Air quality
- NO₂ 15,5 µg/m³ above WHO recommendation
- PM2,5 8,7 µg/m³ above WHO recommendation
- PM10 16,3 µg/m³ above WHO recommendation
Polluted air: above the European 2030 standard, usually caused by a busy road, industry or intensive livestock farming nearby. This is relevant for people with respiratory issues and for young children; ventilating on the quiet side of the house helps.
Average in Bomenbuurt: NO₂ 15,6, PM2.5 8,7 µg/m³.
Source and method
Annual average concentrations at 25 m (RIVM, most recent map). Dash in the bar: WHO guideline value (NO₂ 10, PM2.5 5, PM10 15 µg/m³); the colour compares with the WHO guideline and the EU standard for 2030.
Night lighting
Clear
darkvery clear
Average in Bomenbuurt: dim.
Bright: a lot of artificial light from roads, businesses, or greenhouses. Much nighttime light is associated with poorer sleep; pay attention to the location of the bedrooms.
Source and method
Artificial light measured upwards by satellites (RIVM light emission map 2023, 375 m raster), ranked relative to all Dutch homes: dark is the darkest 20%, very bright the brightest 10%.
Green in the neighbourhood
32% green within 500 m
Average in Bomenbuurt: 38%.
Little green: mostly stone and roof, with gardens and trees as exceptions. Such neighbourhoods heat up more in summer and feel busier; greening yourself (front garden, trees) helps immediately.
Source and method
Share of green (grass, shrubs, trees) in the 500 m cell around this address (RIVM green map 2022). Half of Dutch homes have more than 52% green within 500 m; one in ten has less than 32%.
Nuclear safety zone: Kerncentrale Borssele at 81 km (zone up to 100 km: iodine prophylaxis for people up to 18 years and pregnant women); Kerncentrale Doel (B) at 84 km (zone up to 100 km: iodine prophylaxis for people up to 18 years and pregnant women). Measure zones from the National Crisis Plan for Radiation Incidents.
Air traffic above this address
Occasional airplane: audible a few times a day, not disturbing for most residents. There have been aircraft detected below 600 m: this indicates an approach or departure route, with noise peaks of 70 dB or more outdoors.
Measured, past 7 days
28 flight movements per day within 2 km, lower than 3,000 m
- Of which lower than 1,000 m
- 0 per day; these are the appliances you actually hear
- Lowest aircraft
- 244 m median 2.187 m
- 's Night (23:00–07:00)
- 0% of the movements
- Busiest hour
- 08.00–09.00
- Most seen
- KLM, Vueling, OORZY aircraft: B738, A320, B737
We have been measuring since 26 October; the figures are converted to a full day and become more accurate as more days are added.
Now in the air
Loading aircraft within 15 km…
Airports and noise map
- Rotterdam The Hague Airport
- 17,7 km luchthaven, ZO
- Schiphol
- 42,7 km luchthaven, NO
- RIVM aircraft noise map
- outside the contours (below 40 dB)
Rule of thumb: a passenger aircraft at 1,000 m altitude produces an outdoor peak of about 60–65 dB (a loud conversation), at 300 m already 75–80 dB. Above 3,000 m it fades into background noise.
Source and method
ADS‑B position messages from the aircraft themselves via the open networks adsb.lol and adsb.fi; Huisleon takes a snapshot every 5 minutes of all aircraft below 3,000 m over the Netherlands and converts the number of passages within 2 km using the measured speed. Military and some small aircraft do not transmit position and are missing. Noise contour: RIVM Atlas Leefomgeving, air traffic 2022. Indicative, not a façade noise measurement.
Climate and safety
Even on hot days the heat stress around the house remains moderate; the surroundings cool down reasonably in the evening.
Heat
46–48 °C extreme heat stress
Apparent temperature on a hot summer day (2022), measured 1 m from the house.
- Urban heat island effect
- more than 2 °C warmer than the surrounding area
- Warm nights (20 °C or more)
- 8–14 nights per year
- Distance to a cool spot
- 200–300 m
- Average in Bomenbuurt
- 44 °C feels-like temperature
Water
Extremely small flood risk
Chance of at least 20 cm of water due to a dike breach or high water: less than 1 in 30,000 per year. Maximum depth if it occurs: 1,67 m.
- Surface water from a cloudburst (70 mm/hour)
- no power line directly along the house
- Groundwater nuisance in 2050
- Very large increase
- Dry floor in Bomenbuurt
- 93% of the homes in the worst flooding
- Homes in Bomenbuurt with moderate or high likelihood
- 0%
External safety
- High-voltage line
- none within 2 km
- Wind turbine
- none within 5 km
- Risky activities within 1 km
- Aardgasstation
In Bomenbuurt 0% of the homes lie within the magnetic field zone of a high‑voltage line and 0% within 1 km of a wind turbine.
Source and method
Heat, water and groundwater: Climate Impact Atlas 2026 (CC BY 4.0; perceived temperature and heat island 2022, flood probability and water depth from national flood scenarios, groundwater nuisance probability 2050 high scenario, flow paths for 70 mm rainfall in one hour). High-voltage lines: RIVM Netkaart with calculation distances (magnetic field zone); wind turbines: RIVM; hazardous activities: Register Externe Veiligheidsrisico's via RIVM Atlas Leefomgeving (activities with an area of concern within 1 km). Indications based on maps, not measurements.
Safety and livability
Liveability in neighbourhood Bomenbuurt
Excellent Liveability meter 2024, class 9 of 9
- Physical environment: more than sufficient
- Homes: more than sufficient
- Amenities: excellent
- Social cohesion: weak
- Nuisance and insecurity: sufficient
Liveability meter 3.0 (BZK): estimated assessment of liveability, in nine classes, with five dimensions relative to the national average. More about this neighbourhood
Crimes in neighbourhood Bomenbuurt
47 per 1,000 inhabitants per year -16% compared with the previous year
- Registered Sep 2025 – Aug 2026
- 294
- District Bomen- en Bloemenbuurt
- 45 per 1,000
- Municipality Den Haag
- 72 per 1,000
- Netherlands
- 45 per 1,000
- Residential burglaries per 1,000 homes
- 1,2 4 burglaries
Most common
- Fietsdiefstal
- 78
- Winkeldiefstal
- 26
- Vernieling
- 21
- Diefstal uit auto
- 10
Around the national average. The figure is mainly determined by theft and vandalism; it says little about how safe the street feels — for that the Leefbaarometer dimension “nuisance and insecurity” is relevant. Burglary is uncommon here.
Source and method
Police, registered crimes per neighbourhood (CBS/police open data, monthly figures). Small neighbourhoods yield small counts; read the figure together with the number of residents and dwellings. Not every crime is reported.
Are you going to bid on Abeelstraat 20? Know what the property is really worth.
The free page gives the facts. The report answers the question that matters: what should I offer? Three scenarios in euros, backed by the actual sale prices of comparable homes from the Kadaster, the model value, the municipality’s overbidding figures and the condition of the house in the photos. Plus the questions you should ask the estate agent before you sign.
Calculation example: An offer that is 2% too high already costs € 9.000 on a € 450.000 property. The report costs € 19.
-
Bidding strategy with three scenarios
A cautious, market‑conform and promising offer in euros, derived from the model value, comparable sales and how often buyers in this municipality pay above the asking price. -
Comparable sales from the Kadaster
The actual sale prices of homes in the area that are similar in type, size and construction period, on the map and in a table, indexed to today. -
Model value and previous sales
The automated valuation with range, the sales history for this address and the WOZ development over the years. -
Municipal market figures
Selling time, overbid percentage, price per m² and the tightness indicator for this property type (NVM), so you know how much competition to expect. -
Questions for the agent
A tailored list of questions for the viewing, derived from year of construction, energy label, environmental risks, the advertisement and the photo analysis. -
Condition of the property from the photos
An image model assesses the advertisement photos: general condition, kitchen and bathroom, visible defects and a renovation budget as an indication. -
Monthly costs per offer
What each scenario costs per month: mortgage, transfer costs, municipal charges, energy and maintenance, alongside renting as an alternative. -
Everything from the free page included
Property, neighbourhood, energy, living environment, climate, safety and air traffic in one summary, so everything is in a single PDF.
Compare multiple homes? 5 reports for € 39 per month, additional reports € 6 each. Not an appraisal and no guarantee, but the numbers you can use to support an offer.
Frequently asked questions about Abeelstraat 20
What type of property is Abeelstraat 20?
Abeelstraat 20 in 's-Gravenhage is a appartement, built in 1921, 108 m² living area. The address is located in neighbourhood Bomenbuurt, municipality Den Haag.
What energy label does Abeelstraat 20 have?
The registered energy label is B (registered 23 January 2024). A comparable property spends on average € 206 per month on gas and electricity.
What is Abeelstraat 20 roughly worth?
The indicative market value ranges from € 507.000 to € 637.000 (midpoint € 572.000, price level Sep 2026), calculated from WOZ values, asking prices and sales of comparable properties in the neighbourhood. This is an indication, not an appraisal.
What is the rent of a property if Abeelstraat 20?
Similar rental homes nearby have a median cost of € 2.440 per month (€ 22 per m², 91 homes). Whether the rent is regulated follows from the point score on this page.
How quiet is it at Abeelstraat 20?
The annual average noise level at the façade is 49 dB Lden (quiet). The main source is road traffic. Approximately 28 aircraft pass lower than 3,000 m within 2 km per day.
Can Abeelstraat 20 flood?
Yes, in theory: in a flood water here can rise up to 1,67 m (considerable). The chance of at least 20 cm of water is extremely small (less than 1 in 30,000 per year).
How safe is the neighbourhood of Abeelstraat 20?
In neighbourhood Bomenbuurt the police registered 47 crimes per 1,000 inhabitants per year, against 72 in the municipality and 45 nationwide. The Leefbaarometer rates the liveability as excellent.
Which amenities are near Abeelstraat 20?
Average distances in the neighbourhood: large supermarket 500 m, GP 400 m, primary school 500 m, daycare 300 m (CBS). The nearest school, public transport stop, charging point and childcare are listed on this page with their distance to this address.
Where do these data come from?
From public government sources: BAG and Kadaster (attributes, parcel), EP-Online (energy label), CBS (neighbourhood statistics, price index, energy consumption), RIVM (noise, air, light, greenery), Klimaateffectatlas and LIWO (heat, water), police open data and Leefbaarometer (safety), and ADS‑B networks (air traffic). All calculations are indicative, not an appraisal or advice.