Varkenmarkt 31
2512 GR 's-Gravenhage · Kortenbos, Den Haag
- Flat
- Built in 1926
- 101 m² living area
- C energy label
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In brief
Varkenmarkt 31 in 's-Gravenhage: flat built in 1926 with a living area of 101 m² and an energy label of C, in the Kortenbos neighbourhood (municipality of Den Haag). The indicative market value is € 451.000 to € 518.000. Living environment: noise 55 dB (moderate), air quality above WHO guidelines, 19% green space within 500 m, water up to 1,7 m deep in the event of flooding. Air traffic: around 4 aircraft per day flying below 3,000 m within 2 km. Neighbourhood liveability: very good.
Everything on this page comes from public registers and maps and is free to access. Gathering it yourself takes hours per home; here, it is all brought together in a second. Each section explains what the figures mean for living here.
Location
Estimated value range
Market
- +4,4% sale prices Den Haag over one year (CBS price index, Sep 2026)
- € 465.418 average sale price in the municipality of Den Haag in 2025 (CBS/Kadaster)
- € 320.000 average WOZ value for neighbourhood Kortenbos (CBS 2024)
How the estimate is calculated
| Source | Starting value | Adjusted to current prices | Weight |
|---|---|---|---|
| This home's WOZ value for 2025 valuation date: 1 January 2024 |
€ 380.000 | € 449.889 +18,4% since 2024 K1 |
40% |
| 40 comparable homes within 350 m median WOZ value per m², indexed |
€ 4.934/m² | € 498.334 | 33% |
| 10 asking prices for comparable homes median asking price per m², indexed |
€ 5.199/m² | € 525.099 | 20% |
| Average for Kortenbos (neighbourhood) CBS WOZ 2024 (€ 320.000) / avg. 78 m² |
€ 4.103/m² | € 502.981 +21,4% since 2023 K1 |
7% |
This home's WOZ value over time
- 2015 € 182.000
- 2016 € 185.000
- 2017 € 191.000
- 2018 € 209.000
- 2019 € 238.000
- 2020 € 269.000
- 2021 € 288.000
- 2022 € 320.000
- 2023 € 415.000
- 2024 € 415.000
- 2025 € 380.000
WOZ value for each tax year, as assessed by the municipality, with a valuation date of 1 January of the previous year.
Similar homes nearby (48 found)
- Varkenmarkt 13 € 395.000 asking price Jan 2025
- Varkenmarkt 21 € 5.237/m² WOZ value, index-adjusted
- Varkenmarkt 15 € 5.009/m² WOZ value, index-adjusted
- Varkenmarkt 29 € 3.886/m² WOZ value, index-adjusted
- Westeinde 3 € 4.469/m² WOZ value, index-adjusted
- Grote Marktstraat 3 € 4.900/m² WOZ value, index-adjusted
Method: each source value is adjusted from its valuation date to current prices using the CBS price index for existing owner-occupied homes (by province, or by city for Amsterdam, Rotterdam, Den Haag and Utrecht; the national monthly index is used for the most recent months). The midpoint is the weighted average; the range reflects the variation between sources (at least 5%). The home's condition, location along the street, ground lease and individual features are not taken into account. This is not a valuation.
Features
- Home type
- Flat
- Registered use
- Residential use
- Year built
- 1926
- Living area
- 101 m²
- Building area
- 527 m²
- Plot area
- 499 m²
- Energy label
- C (24 August 2023)
- Residential unit status
- In use
- Building status
- In use
- BAG address ID
- 0518200000405935
- BAG residential unit ID
- 0518010000405936
- BAG building ID
- 0518100000300974
Source and methodology
Basisregistratie Adressen en Gebouwen (Kadaster) and the energy label register. Plot area is the total area recorded in the land register; for flats, this covers the entire plot on which the building stands.
Plot, soil and planning designation
Within a conservation area: the streetscape is preserved, but extra rules apply to façades, roofs and window frames. The ground here is stable.
- Plot area (BAG)
- 499 m² the plot for the entire building
- Town or village conservation area
- 's-Gravenhage Uitbreiding nationally protected conservation area (RCE); additional rules apply to the exterior
- Foundation risk in Kortenbos
- 0,0% of homes at risk of pile rot (very low) 2050 high-end scenario: 0,0%, differential settlement: 1,1% — Klimaateffectatlas (Deltares/KCAF)
- Land subsidence in Kortenbos
- −1,0 mm per year shallow subsidence: −0,1 mm; municipality of Den Haag: −1,1 mm
- Kadaster, elevation, zoning, soil
- loading…
Source and methodology
Plot: Kadaster (BRK, via PDOK; the plot boundary is shown on the map above). Elevation: Actueel Hoogtebestand Nederland. Planning designation: ruimtelijkeplannen.nl (zoning plans up to 1 January 2024; newer rules are in the municipality’s environment plan). Soil and foundations: Klimaateffectatlas (CC BY 4.0) and RVO/KCAF. Indicative information, not structural or legal advice.
Energy and heating
Average for the Netherlands: reasonably well insulated, but with room for improvement (roof, floor, glazing). Insulation usually pays for itself within a few years and increases the home's value. Annual energy costs for a comparable home are around € 881 more than for the average home in Kortenbos.
Energy label
C registered label (NTA 8800)
- Surveyed on
- 24 August 2023
- Energy label A or better in Kortenbos
- 23% of homes
Assessed by a certified adviser using the current method.
Energy use and costs
€ 206 per month based on average consumption
- Natural gas
- 1.100 m³ per year; the 570 neighbourhood
- Electricity
- 2.400 kWh per year; the 1.840 neighbourhood
- Annual costs
- € 2.474 gas € 1.527, electricity € 623, standing charges € 324
- Average home in Kortenbos
- € 1.593 per year
- Solar panels
- 10% of comparable homes; the 4% neighbourhood
Source and methodology
Average energy supplied to homes of this type and size, built in the same period (CBS 2025, temperature-adjusted), at average consumer rates for Sep 2026 (CBS: 1,39 per m³ and 0,26 per kWh including tax, standing charges and the energy tax reduction). Actual consumption depends on the occupants and the systems installed.
Heating transition and subsidies
- Heat network in the neighbourhood
- 21% of homes connected (2023)
- Heating in Kortenbos
- 59% central heating boiler, 11% communal heating, 20% district heating, 1% electric 2022
- Geothermal potential
- Unfavourable Slochteren Formation, WarmteAtlas
ISDE 2026 (€ 500 million): subsidies for insulation, (hybrid) heat pumps, solar water heaters, ventilation and connection to a heat network (fixed at € 3,775); heat pump subsidies range from around € 500 to over € 13,000 depending on type and capacity. Apply to RVO after installation. ISDE at RVO · Energiesubsidiewijzer (including municipal schemes)
Energy labels in Kortenbos
Source and methodology
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 Kerncijfers; heat networks, plans, pilot projects and heating mix: WarmteAtlas (RVO, neighbourhood level; plans assigned to neighbourhoods whose centre lies within the plan area); ISDE: RVO. Indicative information, not energy advice.
Monthly housing costs: buying or renting
Enter your own purchase price, rent and assumptions. All amounts can be adjusted; the result is indicative.
Rent: points assessment and yield
Mid-market rent (regulated since 1 July 2024): a new tenant can be charged no more than around € 1.153 per month, even if the market rent is higher. This protects tenants but limits returns for investors. The net yield is low: as an investment, this home is mainly a bet on rising property values.
Rental valuation points system (WWS)
approx. 151–184 points Mid-market rent (regulated)
0143186260+
| Component | Points |
|---|---|
| Floor area 101 m² usable floor area: rooms 1 point/m², other spaces 0.75, circulation space 0 |
83–94 |
| Energy performance energy label C, home in a multi-family building |
15 |
| WOZ value € 380.000: 1 point per € 16,954 and per € 268 per m² (WOZ value, valuation date 1-1-2024) |
36 |
| Heating 2 points per heated room, approx. 4 rooms |
6–10 |
| Kitchen and bathroom facilities assumed: kitchen worktop, toilet, washbasin, shower or bath |
11–24 |
| Outdoor space balcony of 0–8 m² assumed |
0–5 |
| Total | 151–184 |
€ 1.153 maximum monthly rent at 167 points (2026)
At 151–184 points: € 1.037 to € 1.275 per month. Includes a listed-building rent surcharge of 5% (town or village conservation area, built before 1965).
144 to 186 points inclusive. Details of the kitchen, bathroom facilities, heating and outdoor space are not available for individual homes, so these are included as a range. Check them using the Huurcommissie’s Huurprijscheck. Huurprijscheck
Letting and rental yield
€ 1.153 maximum monthly rent you can charge (new tenancy)
- Local market rent
- € 2.420 median of 136 rental homes, € 24 per m²
- Rent regulation
- the market rent is € 1.267 above the legal maximum: the maximum applies to new tenancy agreements
- Gross yield at € 485.000
- 2,9% (6,0% at market rent)
- Net yield (indicative)
- 1,1% € 5.303 per year after costs, before financing and tax
Costs included in the net yield
- Maintenance (1% of the value)
- € 4.850 per year
- Vacancy (1 month per year)
- € 1.153 per year
- Buildings insurance
- € 300 per year
- Owner's property tax
- € 220 per year
- Sewerage charge (owner's share)
- € 98 per year
- Water system levy on buildings
- € 112 per year
- Homeowners’ association fees
- € 1.800 per year
Affordable Rent Act (in force since 1 July 2024): rents are regulated for homes with up to 186 points, and the maximum rent also applies to new tenancy agreements; the landlord must provide the points assessment. Yield: based on rent excluding service charges, the estimated value range and assumed costs; not financial advice.
Source and methodology
Residential Rents Decree, Annex I (2026 points system: energy label rules in force since 1 July 2024, 1 WOZ point per € 16,954 and per € 268 per m², WOZ contribution capped at 33% for homes with 187 points or more) and Residential Rents Implementing Regulations, Annex I (2026 maximum rent limits). Area and type: BAG; energy label: EP-Online; WOZ: our own database; listed monuments: RCE.
Neighbourhood, district and municipality
Kortenbos
- Homes
- 4.793
- Residents
- 7.850
- Average WOZ value
- € 320.000
- Owner-occupied homes
- 27%
- Average year built
- 1932
- Most common
- Flat (92%)
Centrum
- Homes
- 13.987
- Residents
- 21.920
- Average WOZ value
- € 346.000
- Owner-occupied homes
- 20%
- Average year built
- 1937
- Most common
- Flat (91%)
Den Haag
- Homes
- 281.368
- Residents
- 568.945
- Average WOZ value
- € 362.000
- Owner-occupied homes
- 42%
- Average year built
- 1961
- Most common
- Flat (79%)
View homes in this neighbourhood on the map City district Centrum · 's-Gravenhage · Zuid-Holland
Amenities and transport links
You can walk to the shops for groceries. A primary school is within walking distance, which is convenient for families. A public transport stop is just around the corner. An urban setting: everything close by, with the hustle and bustle that comes with it.
- Large supermarket
- 500 m average distance in the neighbourhood
- GP practice
- 500 m average distance in the neighbourhood
- Primary school
- 500 m average distance in the neighbourhood
- Day nursery
- 400 m average distance in the neighbourhood
- Nearest primary school
- 290 m Carolusschool
- Nearest public transport stop
- 120 m Den Haag, Grote Markt · bus · 4 vertrekken per uur overdag
- Nearest charging point
- 10 m Varkenmarkt nabij 49 - Vattenfall
- Nearest childcare provider
- 130 m 2Koninkjes
- Nearest transmitter mast
- 170 m Zendmast 2G, 4G, 5G · 3 antennes
- Schools within 3 km
- 43
- Degree of urbanisation
- Very highly urbanised 8.439 addresses per km²
Source and methodology
Road distances, averaged across all residents in the neighbourhood (CBS). Distances to schools (DUO), public transport stops (OVapi/GTFS, weekday departures), transmitter masts (Antenneregister), charging points and childcare facilities are measured as the crow flies from this address, using our own database.
Living environment: noise, water, air, light and green space
Noise
55 dB Moderate
up to 45 dB: very quietabove 70 dB: extreme
- Road traffic
- 55 dB
- Rail traffic
- below 40 dB
- Air traffic
- below 40 dB
- Wind turbines
- none
- Road traffic, at night
- 44 dB
- Rail traffic, at night
- 27 dB
In the neighbourhood of Kortenbos, 27% of homes have higher noise levels than at this address; the average there is 52 dB.
Moderate: audible traffic, as on a through road in a residential neighbourhood. Barely noticeable indoors with the windows closed; sitting outside is pleasant, but it is never completely quiet. The main source is road traffic (55 dB).
Source and methodology
Lden: annual average noise exposure across the day, evening and night (RIVM noise maps 2020, air traffic 2022, wind turbines 2024, 10 m grid). A rough guide, not a measurement at the façade. The WHO recommends a maximum of 53 dB for road traffic and 45 dB for air traffic.
Flooding
1,69 m Significant
If this area floods, the maximum water depth map shows that water here could reach a depth of 1,69 m.
- Homes in Kortenbos that could flood
- 97%
- Of these: water depths over 0.5 m
- 95%
- Maximum depth in the neighbourhood
- 1,92 m
Significant: the ground floor may flood, damaging floors, the kitchen and building services. A dry upper floor to retreat to and an electrical distribution board raised above floor level are valuable here; ask about previous flooding. The likelihood of this happening is extremely low (less than 1 in 30,000 per year): the depth indicates what would happen in a flood, while the likelihood indicates how often.
Source and methodology
LIWO (Rijkswaterstaat), maximum flood depth map, 25 m grid; flood probability: Klimaateffectatlas. The depth does not indicate how likely flooding is; dykes and flood barriers are designed to account for that probability.
Air quality
- NO₂ 17,9 µg/m³ above WHO guidelines
- PM2,5 9,0 µg/m³ above WHO guidelines
- PM10 16,4 µg/m³ above WHO guidelines
Polluted air: above the European limits for 2030, usually due to a nearby busy road, industry or intensive livestock farming. This matters for people with respiratory problems and for young children; ventilating on the quieter side of the home helps.
Average in Kortenbos: NO₂ 18,1, PM2.5 9,0 µg/m³.
Source and methodology
Annual average concentrations at 25 m resolution (RIVM, latest map). Marker on the bar: WHO guideline value (NO₂ 10, PM2.5 5, PM10 15 µg/m³); the colour shows the comparison with the WHO guideline and the EU limit for 2030.
Light at night
Very bright
darkvery bright
Average in Kortenbos: very bright.
Very bright: among the brightest 10% of places in the Netherlands, usually near greenhouses, industry, major roads or a city centre. Expect an orange night sky and a need for blackout curtains or blinds.
Source and methodology
Upward artificial light measured by satellites (RIVM light emission map 2023, 375 m grid), classified relative to all homes in the Netherlands: dark means the darkest 20%, very bright the brightest 10%.
Green space in the neighbourhood
19% green space within 500 m
Average in Kortenbos: 23%.
Heavily built-up: among the least green places in the Netherlands. Expect a noticeable heat island effect in summer and little shade; a balcony or roof terrace with plants is worth its weight in gold here.
Source and methodology
Proportion of green space (grass, shrubs and trees) in the 500 m grid cell around this address (RIVM green space map 2022). Half of homes in the Netherlands have more than 52% green space within 500 m; one in ten has less than 32%.
Nuclear safety zone: Kerncentrale Borssele, 82 km away (zone extending to 100 km: preventive iodine tablets for under-18s and pregnant women); Kerncentrale Doel (B), 84 km away (zone extending to 100 km: preventive iodine tablets for under-18s and pregnant women). Emergency response zones under the National Radiation Incident Crisis Plan.
Air traffic above this address
Infrequent air traffic: around one aircraft a day, rarely at low altitude. No impact on peace and quiet.
Recorded over the past 7 days
4 aircraft movements per day within 2 km, below 3,000 m
- Of which below 1,000 m
- 0 per day; these are the aircraft you can clearly hear
- Lowest-flying aircraft
- 2.393 m median 2.393 m
- At night (23:00–07:00)
- 0% of movements
- Busiest hour
- 14.00–15.00
- Most frequently seen
- Vueling aircraft types: A320
We have been recording since 26 October. Figures are adjusted to a full day and become more accurate as more days of data are collected.
In the air now
Loading aircraft within 15 km…
Airports and noise map
- Rotterdam The Hague Airport
- 15,9 km luchthaven, ZO
- Schiphol
- 41,0 km luchthaven, NO
- Vliegveld Hilversum
- 58,9 km vliegveld, O
- RIVM air traffic noise map
- outside the contours (below 40 dB)
As a rule of thumb, a passenger aircraft at an altitude of 1,000 m produces a peak outdoor noise level of around 60–65 dB (a loud conversation), rising to 75–80 dB at 300 m. Above 3,000 m, it blends into the background noise.
Source and methodology
ADS-B position reports broadcast by aircraft via the open networks adsb.lol and adsb.fi. Every 5 minutes, Huisleon takes a snapshot of all aircraft below 3,000 m over the Netherlands and uses their measured speeds to estimate the number of flights passing within 2 km. Military aircraft and some small aircraft do not broadcast their positions and are not included. Noise contours: RIVM Atlas Leefomgeving, air traffic 2022. These are indicative figures, not noise measurements at the façade.
Climate and safety
Even on hot days, heat stress around the home remains moderate; the surrounding area cools down reasonably well in the evening.
Heat
41–43 °C extreme heat stress
Feels-like temperature on a hot summer day (2022), 1 m from the home.
- Urban heat island effect
- more than 2 °C warmer than the surrounding countryside
- Warm nights (20 °C or above)
- 8–14 nights per year
- Distance to a cool spot
- 0–200 m
- Average in Kortenbos
- 45 °C feels-like temperature
Water
Extremely low likelihood of flooding
Likelihood of at least 20 cm of flooding due to a breached flood defence or high water levels: less than 1 in 30,000 per year. Maximum depth if flooding occurs: 1,69 m.
- Rainwater during a downpour (70 mm/hour)
- no surface water flow path directly alongside the home
- Groundwater flooding in 2050
- Very large increase
- A floor above floodwater in Kortenbos
- 97% of homes in the most severe flood scenario
- Homes in Kortenbos with a medium or high likelihood
- 0%
Nearby hazards
- High-voltage power line
- none within 2 km
- Wind turbine
- none within 5 km
- Hazardous activities within 1 km
- Aardgasstation, buisleiding
In Kortenbos, 0% of homes are within the magnetic field zone of a high-voltage power line and 0% are within 1 km of a wind turbine.
Source and methodology
Heat, water and groundwater: Klimaateffectatlas 2026 (CC BY 4.0; feels-like temperature and urban heat island effect, 2022; likelihood of flooding and water depth from national flood scenarios; likelihood of groundwater flooding in 2050 under the high scenario; surface water flow paths during 70 mm of rainfall in one hour). High-voltage power lines: RIVM Netkaart with calculated distances (magnetic field zone); wind turbines: RIVM; hazardous activities: Register Externe Veiligheidsrisico's via RIVM Atlas Leefomgeving (activities with a designated hazard zone within 1 km). Map-based indications, not measurements.
Safety and liveability
Liveability in Kortenbos (neighbourhood)
Very good Leefbaarometer 2024, category 8 of 9
- Physical environment: adequate
- Homes: adequate
- Amenities: excellent
- Social cohesion: poor
- Nuisance and safety concerns: very poor
Leefbaarometer 3.0 (BZK): an estimated liveability rating across nine categories, with five dimensions measured against the national average. More about this neighbourhood
Crimes in Kortenbos (neighbourhood)
158 per 1,000 residents per year +8% compared with the previous year
- Recorded Sep 2025 – Aug 2026
- 1.237
- District Centrum
- 252 per 1,000
- Municipality Den Haag
- 72 per 1,000
- Nederland
- 45 per 1,000
- Home burglaries per 1,000 homes
- 0,8 4 burglaries
Most common
- Vernieling
- 161
- Fietsdiefstal
- 141
- Mishandeling
- 77
- Winkeldiefstal
- 66
Well above the national average. This is often a central neighbourhood or an area near a station with many visitors, but sometimes a neighbourhood with persistent problems. The Leefbaarometer and an evening visit will help you tell which. Home burglary is uncommon here.
Source and methodology
Politie, recorded crimes by neighbourhood (CBS/Politie open data, monthly figures). Small neighbourhoods have low counts; read the figures alongside the number of residents and homes. Not all crimes are reported.
Planning to bid on Varkenmarkt 31? Know what the home is really worth.
The free page gives you the facts. The report answers the question that matters: what should I bid? Three scenarios in euros, backed by actual purchase prices of comparable homes from Kadaster, the modelled value, figures on bids above the asking price in the municipality, and the home's condition as shown in the photos. Plus the questions to ask the estate agent before you sign.
Worked example: a bid that is 2% too high on a € 450,000 home costs you € 9,000. The report costs € 19.
-
Bidding strategy with three scenarios
A cautious bid, a bid in line with the market and a bid with a strong chance of success, all in euros, based on the modelled value, comparable sales and how much buyers pay above the asking price in this municipality. -
Comparable sales from Kadaster
Actual purchase prices of nearby homes of a similar type and size, built around the same time, shown on a map and in a table and adjusted to today's prices. -
Modelled value and previous sales
The automated valuation with its estimated value range, this home's sales history and changes in its WOZ value over the years. -
Municipal property market figures
Time to sell, percentage paid above the asking price, price per m² and the market tightness indicator for this home type (NVM), so you know how much competition to expect. -
Questions for the estate agent
A tailored list of questions for the viewing, based on the year built, energy label, local risks, listing and photo analysis. -
Condition of the home based on photos
An image analysis model assesses the listing photos: overall condition, kitchen and bathroom, visible defects and an indicative refurbishment budget. -
Monthly housing costs for each bid
The monthly cost of each scenario: mortgage, purchase costs, municipal charges, energy and maintenance, compared with renting as an alternative. -
Includes everything on the free page
A summary covering the home, neighbourhood, energy, living environment, climate, safety and air traffic, all in one PDF.
Comparing several homes? 5 reports for € 39 per month, with extra reports at € 6 each. Not a valuation or a guarantee, but the figures to help you justify your bid.
Frequently asked questions about Varkenmarkt 31
What type of home is Varkenmarkt 31?
The home at Varkenmarkt 31 in 's-Gravenhage is a appartement, built in 1926, 101 m² living area. It is in the Kortenbos neighbourhood, in the municipality of Den Haag.
What energy label does Varkenmarkt 31 have?
The registered energy label is C (registered 24 August 2023). Average gas and electricity costs for a comparable home are € 206 per month.
Roughly how much is Varkenmarkt 31 worth?
The indicative market value is between € 451.000 and € 518.000 (midpoint € 485.000, at Sep 2026 prices), calculated from WOZ values, asking prices and sales of comparable homes in the neighbourhood. This is an indication, not a valuation.
What is the rent for a home like Varkenmarkt 31?
The median rent for comparable homes in the area is € 2.420 per month (€ 24 per m², based on 136 homes). The points assessment on this page shows whether the rent is regulated.
How quiet is it at Varkenmarkt 31?
The annual average noise level at the façade is 55 dB Lden (moderate). The main source is road traffic. Around 4 aircraft pass within 2 km each day at altitudes below 3,000 m.
Could Varkenmarkt 31 flood?
Yes, in theory: flooding could cause water to reach a depth of up to 1,69 m here (significant). The probability of at least 20 cm of water is extremely low (less than 1 in 30,000 per year).
How safe is the neighbourhood around Varkenmarkt 31?
In Kortenbos (neighbourhood), the police recorded 158 crimes per 1,000 residents per year, compared with 72 across the municipality and 45 nationally. Leefbaarometer rates liveability as very good.
What amenities are near Varkenmarkt 31?
Average distances in the neighbourhood: large supermarket 500 m, GP 500 m, primary school 500 m, nursery 400 m (CBS). This page lists the nearest school, public transport stop, charging point and childcare facility, with their distances from this address.
Where does this data come from?
From public government sources: BAG and Kadaster (property details, plot), EP-Online (energy label), CBS (neighbourhood statistics, price index, energy use), 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 a valuation or advice.