WHAT MAKES THIS NEIGHBORHOOD SPECIAL

Scheveningen

WHY SCHEVENINGEN IS INTERESTING FOR BUYERS

Living by the sea. That says it all, really. Whether it's an apartment on the boulevard or a quiet home in Belgisch Park: this area sells itself, but we make sure it's properly arranged. In recent years, Scheveningen has received an additional fresh boost. Keizerstraat is becoming greener and more attractive, the harbor is transforming with new amenities and hospitality, and the Middenboulevard has just been redesigned with three large squares and natural stone paving. This makes daily living here even more pleasant. The combination of beach, dunes, extensive shopping, and vibrant hospitality attracts buyers who consciously choose coastal life—tranquility when you want it, activity when you feel like it. Precisely this mix of historic community and modern seaside resort makes Scheveningen special for people who value seaside experience and urban amenities.

Market analysis Scheveningen

Properties sell here within an average of 30 days, compared to 35 days in the rest of The Hague. That's faster than average, which fits the unique coastal location and limited availability. The average municipal valuation (WOZ) is €397,000 (2024), above The Hague average of €350,000. This premium on coastal locations is consistent in our experience—the sea simply has a price.

What we see in this neighborhood is that there's movement, but no extreme turnover. According to our estimates, around 3.7% of owner-occupied properties change hands annually. That's just below the national average of 5.5%, which is logical for a neighborhood with an aging population that often stays. Supply has increased—currently approximately 3.9% of properties are for sale, comparable to The Hague average. This increase mainly comes from sell-offs of former rental apartments, which particularly moves the apartment segment. The number of sales in The Hague rose from 1,027 to 1,215 transactions between Q1 and Q3 2025, a trend also noticeable here.

In The Hague, approximately 71% of properties sell above asking price, on average 3 to 4.5% higher. Our experience shows this percentage is comparable in Scheveningen, with exceptions in some specific neighborhoods where dynamics differ. With a selling time of 30 days and limited supply at coastal locations, multiple interested parties appear immediately. Properties with sea view or within walking distance of the beach attract serious offers faster, because this combination remains scarce in The Hague.

Who buys your home in Scheveningen

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.

Growing families

These are Dutch families aged 30-50 who consciously choose this coastal location. The average municipal valuation (WOZ) is €397,000 (2024), just above The Hague average of €350,000. We see this group represents a large portion of buyers. The combination of seaside resort architecture, beach within walking distance, and yet urban amenities appeals to them.

What draws them here is living by the sea without the price of Belgisch Park (€520,000 WOZ). Luxury beach restaurants like EVE (Noordboulevard, opened June 2025) with futuristic setting and Marina Lounge at Fletcher Hotel offer culinary beach luxury—for these families, this is the argument to entertain friends and family in style. For families with children, primary schools like Het Volle Leven (Zeekant 1304, 551 students) play a role—average distance to primary education 0.8 km, better than The Hague average. What these buyers also value: Maris College Belgisch Park (Zeestraat 200) with pre-vocational through pre-university education 1.0 km away, Haags Montessori Lyceum for innovative education.

This coastal lifestyle is also reflected in sports and recreation: The Hague Beach Stadium offers beach volleyball and international events these families attend, Hartbeach Surfschool (between harbor and lighthouse) gives kitesurfing lessons, InTension Health Club is the #1 gym for premium fitness. For this group, the beach naturally plays a major role—kilometers of coastline for running, kitesurfing, beach walks are the daily argument.

They seek apartments or family homes 100-150 m² from the 1900-1925 building period with characteristic seaside resort architecture. Character combined with potential is important: high ceilings, ornaments, space for a garden. They take time for their decision, multiple viewings are normal.

What you should do: Emphasize original features like facade details and architectural elements. If you've renovated, show what's preserved versus modernized. Have inspection reports (if available) ready for structural survey. Properties sell here on average within 20 days—quick preparation pays off.

Your property

Apartment 80-170 m² recently renovated and in good condition? Then international professionals are a prime target—they seek turnkey, preferably with sea view and near tram line 11. A family home 100-150 m² with original seaside resort architecture from 1900-1925? Then high-net-worth Dutch families who see character and are willing to renovate for a coastal dream home are looking. An apartment with view of the boulevard or harbor? Then both international buyers and affluent Dutch people interested in combining premium location and lifestyle 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. The combination of coastal life, international infrastructure, and proximity to embassies and international organizations strongly appeals to them.

What draws them here is the complete international living environment within walking distance. De Haagsche Schoolvereeniging (HSV) International Department on Koningin Sophiestraat offers English education with Dutch lessons, ideal for bilingual development. For expats who need diplomatic support, several embassies are located directly in Scheveningen: the Embassy of Ireland (Scheveningseweg 112), Embassy of Jordan (Badhuisweg 97), and Embassy of Kazakhstan (Badhuisweg 91) offer consular services for visas and family reunification. What these buyers also value is the HSV location Van Nijenrodestraat with exclusive English curriculum. This international orientation is also reflected in employment: Scheveningen-Haven offers jobs in innovative maritime and offshore companies, accessible via tram line 11 from Uitenhagestraat within 10-15 minutes to the center. For these buyers, The Hague International Centre also plays a role—this contact point helps with citizen registration (BSN) and work/residence permits.

They seek apartments between 80-170 m² or upper-floor units 100-150 m² that are well-maintained and immediately livable, without major work. Speed matters—everything must be arranged within 6-8 weeks because current rental contracts are expiring. Bilingual documentation for technical reports is appreciated, as is tax clarity about Box 3.

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

Points of attention Scheveningen

Parking

First resident permit costs €97 per year, the second €339. In five streets (including Seinpostduin, Gevers Deynootweg, and Jongeneelstraat), a daily rate of €50 applies without permit. Parking pressure is at 90% occupancy, meaning streets are structurally overcrowded. For families with two cars, this is relevant to know upfront. Explicitly mention parking permit status in your listing. Properties with private parking sell faster and closer to asking price. From 2026, the municipality introduces progressive rates to spread congestion.

Protected Historic District

Scheveningen-Dorp has municipal protected historic district status. This means renovations to facades, roofs, or extensions are strictly assessed. The average waiting time for planning permission increases due to advisory rounds, with additional costs between €169 and several thousand euros. For buyers where renovation is desirable, this can be a threshold—properties then remain for sale longer. But it has a flip side: the protected character ensures value retention and attracts residents who value the heritage character. If your property has permitted modifications, have this documentation ready.

HOA Situation

HOA contributions here range between €120-€230 per month, higher than The Hague average of €100-€120. Costs have risen 35% over the past five years due to sustainability upgrades. Buyers want to know three things: monthly contribution, planned major maintenance, and current long-term maintenance plan. For international buyers, it's helpful if HOA documents are also available in English—this speeds up the process for their mortgage advisor. The municipality offers leniency subsidies up to €40,000 for insulation measures, valid until end of 2025.

Middenboulevard Renovation

The boulevard is being widened until spring 2026 with greenery and new sewerage. This means temporary disruption from construction traffic and cordons, but long-term better appearance and accessibility. Properties near the boulevard may remain for sale longer during works, but after delivery the neighborhood benefits from the refined appearance. The final phase is running now, with extra passages in summer to maintain access to beach and pavilions.

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