De Vissen, Den Haag

Living in De Vissen

De Vissen is moderately urban — city amenities without the crush, and most of its 3,172 homes are houses rather than apartments — front doors, gardens, street parking.

At 7,086 residents per km² the buurt is busy without being packed.

Den Haag combines government and expat demand — ministries, embassies, international courts and Shell — with one of the widest price ranges of any Dutch city: stately streets near the dunes at one end, dense and affordable neighborhoods a couple of kilometers inland at the other.

The housing market in De Vissen

At €463,000 average WOZ value, De Vissen ranks 34 out of 110 Den Haag neighborhoods on price — 25% above the city median. You pay for the location here. For scale: Den Haag's cheapest buurt averages €82,000 and its most expensive €919,000, so De Vissen sits in the middle band of the city.

The direction of the market: between 2015 and 2025 the average WOZ value here rose from €256,000 to €489,000, up 91% — slower than the city as a whole (+125%). WOZ values lag the market by about a year, but the trend itself is reliable.

With 66% of homes owner-occupied, this is a settled buyers' neighborhood — homes change hands regularly, and you can usually find recent comparable sales on the same street to anchor your bid. Settled also means slower: owners here tend to stay, so the best houses may only list once a decade.

Who lives here

Demographically, De Vissen is dominated by established households in the 45-to-65 bracket (35% of its 8,340 residents), followed by 25-to-45 year olds at 18%. 50% of households have children at home, so expect school runs, playgrounds in use, and neighbors who stay put. The average household counts 2.6 people.

As for who your neighbors would be: 38% of households sit in the country's top income bracket — which helps explain both the café density and the bidding behavior; average income per resident is €36,000 a year.

Daily errands, coffee and dinner

Day to day: plan your groceries: the nearest large supermarket is 1.2 km away; this is not a going-out neighborhood — the cafés are elsewhere.

The practical checklist most buyers forget to make: pharmacy 13 min walk · GP 14 min · hospital 5.0 km · library 1.4 km. None of these will decide a purchase on their own, but a GP taking new patients nearby is the kind of thing you only miss after moving.

Families and schools

For families: the nearest primary school is 6 minutes on foot; daycare is 0.6 km away — check waiting lists early, they are long everywhere in the Netherlands; secondary school is a 7-minute bike ride, which Dutch teenagers do in all weather.

Getting around

Getting around: the station is a 14-minute cycle, standard Dutch commuting range; the nearest highway on-ramp is 2.1 km away; households here average 1.2 cars, so assume driveways and parking are part of daily logistics.

Energy and running costs

With 94% of homes built after 2000, insulation standards here are decent by default — but newer also means VvE service costs for apartments and less room to add value through renovation. Different math, not automatically better.

Before you bid in De Vissen

Before you bid in De Vissen: in a premium buurt the risk isn't buying a bad home, it's overpaying for a good one — anchor your bid on recent sales of comparable homes, not on the asking price. Also, family neighborhoods like this one turn over slowly; when a good house appears it often goes to the first serious, well-prepared bidder.

None of these averages can tell you whether the specific house you found is fairly priced — that depends on its size, energy label, state of maintenance and the recent sales around it. That is exactly what a free HomeReview report checks, in about 10 seconds, for any Dutch address.

Frequently asked questions

Similar neighborhoods in Den Haag

Closest in price — worth a look if De Vissen is out of reach or you want alternatives.