WHAT MAKES THIS NEIGHBORHOOD SPECIAL

Duinoord

WHY DUINOORD IS INTERESTING FOR BUYERS

Duinoord is one of those neighborhoods that simply makes you happy. Beautiful art nouveau properties, pleasant atmosphere, many young families. Reinkenstraat forms the vibrant heart with high-quality hospitality and shops, while the monumental avenues around it preserve the tranquility. Over the past two years, the neighborhood has received a visible boost—from annual tile-removal initiatives making streets greener to improved bicycle parking solutions. This green character is reinforced by direct proximity to dunes and beach. What we see here is a rare combination: historic architecture, a vibrant international community, and genuine neighborhood involvement. No mass production, but attention to quality and livability. Precisely this mix makes this one of the most sought-after locations for buyers who value both character and amenities.

Market analysis Duinoord

Properties sell quickly here. On average within 19 days, compared to 35 days in the rest of The Hague. That pace says something about demand in this neighborhood. The average asking price is €687,000, well above The Hague average of €522,000. This premium price fits the neighborhood's character—monumental architecture, international atmosphere, and the coast around the corner attract high-net-worth buyers.

What we see in this neighborhood is that according to our estimates, around 4.1% of owner-occupied properties change hands annually. That's just above the national average. There's movement, but no extreme turnover. Supply fluctuates around 60 to 70 properties—approximately 2.4% of the stock is for sale. That percentage seems limited, but with a selling time of 19 days, this means multiple interested parties appear immediately once a property comes to market.

In The Hague, approximately 67% to 72% of properties sell above asking price, on average 4 to 6% higher. Our experience shows this percentage is comparable in Duinoord, especially for well-presented apartments in converted townhouses with complete HOA documentation and clear bilingual descriptions. With a selling time of 19 days, the pace is high. Properties that are well-prepared from day one—in terms of styling and documentation—attract serious offers faster, because in this neighborhood buyers don't wait long.

Who buys your home in Duinoord

Two groups dominate the buyer market here. International professionals and high-net-worth Dutch buyers. Together they account for the majority of transactions, but they seek completely different things.

High-net-worth Dutch buyers

These are affluent families or couples who consciously choose this neighborhood's character. The average municipal valuation (WOZ) is €522,000, showing this group is high-net-worth.

What draws them here

Is the combination of monumental neo-renaissance architecture and high-quality local amenities. Reinkenstraat has developed into a refined shopping street with artisanal butchers like 't Oude Ambacht and Slagerij Van Den Broek—for this group, that quality and local connection matter. What these buyers also value: café Haver on Reinkenstraat 103 with organic products and healthy comfort food fits their lifestyle. This conscious life choice is reflected in the choice for prestigious primary schools like Duinoordschool on Prins Mauritslaan 8, which sends 67% of students to pre-university education. For families with children, Sweelinckplein in the center of the neighborhood also plays a role as a green meeting place, with direct cycling distance to Scheveningse Bosjes and beach.

They seek townhouses of 130-180 m² with original details like stained glass, bay windows, stepped gables, and natural stone elements from the 1900-1925 period. Properties with preserved architectural features are preferred. Space for a backyard, 3-4 bedrooms, and workspace are standard. They take time for their decision, multiple viewings are normal.

What you should do

Emphasize original features like loggias, cornices, and facade details. If you've renovated, show what you've preserved versus modernized. Have inspection reports ready (if available) for structural survey, including any foundation documentation.

Your property

Apartment 80-130 m² in a monumental townhouse, in good condition? Then international professionals are a prime target—they seek immediately livable, preferably within walking distance of tram 16 to the International Zone. A townhouse 130-180 m² with original neo-renaissance details from 1900-1925? Then high-net-worth Dutch families who recognize character and architectural value are looking. A principal floor with basement? Then investors or buyers interested in this rare layout combined with the exclusive location are your market.

International professionals

These are expats who have lived in the Netherlands for several years, initially rented, and now buy because they're staying longer. Our experience shows approximately half of buyers here have an international background. The combination of monumental architecture and international infrastructure strongly appeals to them.

What draws them here

Is the complete international living environment within walking distance. The International School of The Hague offers high-quality IB education and is easily accessible from the neighborhood. For expats working at the OPCW (Organisation for the Prohibition of Chemical Weapons in the International Zone), Duinoord is within 10-15 minutes by tram 16. What these buyers also value is the German Embassy on Groot Hertoginnelaan 18-20 and the South Korean Embassy on Verlengde Tolweg 8 for consular services. This international living environment is also reflected in daily amenities: Reinkenstraat with restaurants like Augustus and Lokaal Duinoord offers exactly that mix of international cuisine and English-speaking service this group seeks. For these buyers, Sweelinckplein also plays a role as a social center, where the Internationals Werkgroep organizes expat gatherings.

They seek apartments between 80-130 m² in the characteristic townhouses that are well-maintained and immediately livable, without major modifications. Speed matters—everything must be arranged within 6-8 weeks because current rental contracts are expiring. Bilingual documentation for HOA documents is appreciated.

What you should do

Explicitly mention energy label and heating type. Ensure HOA documents are also available in English, including long-term maintenance plan. Have inspection reports (if available) ready with English summaries. April-August are busy buying months for all families with children.

Points of attention Duinoord

Protected Historic District

Duinoord has had National Heritage Site status since 1996, meaning renovations to facades, roofs, or extensions are strictly assessed by the Environmental Quality Advisory Committee. Waiting times aren't officially published, but applications typically require additional advisory costs and time. For buyers where renovation is desirable, this can be a threshold—properties may remain for sale longer. But it has a flip side: the protected character ensures value retention and attracts heritage enthusiasts. If your property has permitted modifications, have this documentation ready—this builds confidence with buyers who know everything is already approved.

Parking

First parking permit costs €97 per year, the second €339, the third €678. When parking pressure exceeds 90%, the municipality doesn't issue new permits to guarantee spots. For families with two cars, this is relevant to know upfront. Explicitly mention parking permit status in your listing. If you have private parking, state that—properties with private parking attract international professionals and families with multiple cars. The municipality offers alternatives like subsidies for spots in the World Forum garage (50% of permit costs).

HOA Situation

HOA contributions are around €115-€120 per month, below the national average of €161. Buyers want to know three things: what's the monthly contribution, is major maintenance planned, and is there a current long-term maintenance plan? Have this ready—it makes a difference in negotiations. For international buyers, it's helpful if HOA documents are also available in English, which speeds up the process for their mortgage advisor. The municipality offers free expert advice for sustainability via duurzaamdenhaag.nl.

Building Period and Maintenance

Most properties date from late 19th to early 20th century, with neo-renaissance architecture and original details like high ceilings and bay windows. During the structural survey buyers routinely commission, periodic maintenance is visually inspected. Our experience shows major issues rarely emerge if the HOA actively maintains. Have inspection reports and the HOA's maintenance file ready—this builds confidence. Between November 2025 and April 2026, roadworks take place in 13 streets, causing temporary disruption but long-term improving the streetscape.

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