's-Gravenland, Rotterdam

Living in 's-Gravenland

's-Gravenland is urban but not overwhelming, and most of its 3,540 homes are houses rather than apartments — front doors, gardens, street parking.

With just 3,929 residents per km², this is space by Dutch standards.

Rotterdam's market is younger and more affordable than Amsterdam's, with modern post-war housing stock and ongoing regeneration pulling buyers south of the river. Prices climbed fast from a low base over the last decade, and the gap between up-and-coming and established neighborhoods is wider here than in most Dutch cities.

The housing market in 's-Gravenland

The average home value (WOZ) in 's-Gravenland is €532,000, which puts it at #9 of 75 neighborhoods in Rotterdam — 71% above the city median. You pay for the location here. For scale: Rotterdam's cheapest buurt averages €164,000 and its most expensive €698,000, so 's-Gravenland sits in the upper band of the city.

The direction of the market: between 2015 and 2025 the average WOZ value here rose from €308,000 to €559,000, up 81% — slower than the city as a whole (+144%). WOZ values lag the market by about a year, but the trend itself is reliable.

Ownership is split: 56% owner-occupied against 44% rental, including 25% social housing. Enough homes trade hands to give you comparable sales, but check what's actually for sale versus rented in the specific block you're eyeing — the mix can flip from one street to the next.

Who lives here

Demographically, 's-Gravenland is dominated by established households in the 45-to-65 bracket (32% of its 8,165 residents), followed by 25-to-45 year olds at 21%. Households split into 33% singles and 37% families with children — a real mix rather than one lifestyle. The average household counts 2.2 people.

As for who your neighbors would be: 35% 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 €45,000 a year.

Daily errands, coffee and dinner

Day to day: the nearest large supermarket is about 7 minutes' walk; dining out means a short trip: only 1 café or restaurant sit within a kilometer.

The practical checklist most buyers forget to make: pharmacy 17 min walk · GP 14 min · hospital 2.0 km · library 2.8 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 13 minutes on foot; daycare is well covered (3 locations nearby) — though Dutch waiting lists mean you register the week you know you're expecting, not the week you need it; secondary school is an 8-minute bike ride, which Dutch teenagers do in all weather.

Getting around

Getting around: the nearest train station is 3.9 km out, so day-to-day life here leans on the car or bus; a highway on-ramp 1.7 km away makes car trips easy — check whether through-traffic noise reaches the street you're considering; car ownership is moderate (1.0 per household).

Energy and running costs

Since 93% of the stock predates 2000, always check the energy label of a specific listing — the difference between label C and label F on an average home here is easily a few thousand euros a year in heating, and it changes what you can sensibly bid.

Before you bid in 's-Gravenland

Before you bid in 's-Gravenland: much of Rotterdam sits on soft soil, and pre-1970 homes may stand on wooden piles — since the 2026 appraisal rules, a foundation risk class (A–E) appears in every valuation, so check it before you bid, not after the deal is already emotional. Also, 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.

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 Rotterdam

Closest in price — worth a look if 's-Gravenland is out of reach or you want alternatives.