Aalscholversingel 454
Velp-Zuid ten zuiden van Waterstraat, Rheden
AreaA compact apartment in Velp-Zuid
This two-room apartment on the Aalscholversingel sits in Velp-Zuid ten zuiden van Waterstraat, a part of Velp where the streets are quiet and the pace of life feels relaxed. The home dates from 1976 and carries an energy label D, which means you can expect moderate energy costs. With a price of €209,500, the asking price sits 53% below the average asking price of €444,353 for homes in this neighbourhood, which puts it on the low side compared with the local market. For context, the average price per m² in the neighbourhood is €4,039, while this apartment comes in at €3,492 per m². If you are looking for [apartments in Rheden]( /koopwoningen/rheden/appartementen/), this one stands out for its price.
Inside the home
The apartment is on the third floor and covers 60 m² of living space, with one bedroom and one bathroom. The layout is compact and efficient, with the rooms arranged over a single floor. The volume of the home is 198 m³, which gives a sense of the proportions. The agent lists the living area as 60 m², which matches the BAG registration, so there is no discrepancy to worry about. The home is offered for sale through BMV Makelaars, and at the time of writing it is the only channel for this listing.
Life in Velp-Zuid
Velp-Zuid ten zuiden van Waterstraat is a neighbourhood where residents have mixed feelings, according to reviews from the wider district of Velp. One resident, who has lived there since 2003, notes that the area is being redeveloped, saying 'the neighbourhood is being flattened', which suggests change is underway. Another resident mentions a lack of privacy, while a third describes Velp Noord as a nice place to grow up, with quiet streets, a busy playground, and plenty of green spaces for walking. The average score from 11 reviews across the district is 7.19, which gives a general sense of satisfaction. The neighbourhood itself has around 3,300 residents, with a mix of ages and household types. For more on the area, see [the Velp-Zuid ten zuiden van Waterstraat neighbourhood]( /buurt/velp-zuid-ten-zuiden-van-waterstraat-rheden/).
Amenities and transport
For daily errands, you have a SPAR express just around the corner, with a PLUS and an Aldi a couple of streets away. The nearest primary school, Ibn-i Sina, is about a ten-minute walk, and there are several other schools within reach. Healthcare is available at Huisartspraktijk E.M.E. Brugman in Westervoort, about 2.4 km away, and the pharmacy, Boots Apotheek Velp, is roughly 1.8 km from the home. For public transport, the bus stop Velperbroek is just around the corner, served by lines 26 and 27, and the train station Velp is about 1.2 km away. The municipality of Rheden, which includes Velp, offers a range of amenities and services, as described on [the municipality of Rheden]( /gemeente/rheden/).
WOZ value and address data
The WOZ value of the home is €211,000 as of 1 January 2025, which is 1% above the asking price. Over the past five years, the WOZ value has risen by 65%, from €128,000 in 2020 to €211,000 in 2025. As for the address, there are some area-level indications to be aware of. The noise level from road traffic is 57 dB Lden, which is above the norm, while railway noise is 31 dB Lden, below the norm. The foundation risk is indicated as low, though the soil is clay, which can be sensitive to settling. The flood risk is medium for both the current situation and 2050, and heat stress is low now but medium by 2050. These are indications at the area level, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered for sale via BMV Makelaars, and this is the only channel through which it is listed.
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The WOZ value is set annually by the municipality with 1 January as its reference date, and therefore lags the market by about a year. It is an estimated market value, not a sale price.
Frequently asked questions
About Aalscholversingel 454, Velp
How does the asking price compare to the WOZ value?
The asking price of €209,500 is 1% below the WOZ value of €211,000, which was set on 1 January 2025. This means the asking price is slightly lower than the municipal valuation. The WOZ value has increased by 65% over the past five years, from €128,000 in 2020 to €211,000 in 2025, reflecting a significant rise in property values in the area.
What is the layout of this apartment?
This apartment has two rooms in total: one bedroom and one bathroom. It is located on the third floor and covers a living area of 60 m², with a volume of 198 m³. The home is spread over a single floor, making it a compact and manageable living space. The agent lists the living area as 60 m², which matches the BAG registration.
What is the energy label and what does it mean for costs?
The energy label for this apartment is D. This label indicates that the home is not among the most efficient, so you can expect moderate energy costs for heating and electricity. It is important to note that the label does not necessarily reflect the condition of the building, but rather its energy performance. For a more detailed assessment, you would need to look at the specific energy features of the home.
What are the noise levels like at this address?
According to area-level data, the noise from road traffic is 57 dB Lden, which is above the Dutch noise norm. Railway noise is 31 dB Lden, which is below the norm. These figures are indications for the area, not measurements taken at the property itself. If noise is a concern, you may want to consider these levels when evaluating the home.
What is the foundation risk for this property?
The foundation risk for this address is indicated as low, according to area-level data. However, the soil type is clay, which is known to be sensitive to settling. This is a general indication for the area and does not constitute an inspection of the specific property. For a definitive assessment, a structural survey would be needed, but that is not something we can advise on.
What are the flood and heat stress risks?
The flood risk for this address is medium, both for the current situation and for 2050. Heat stress is currently low, but it is expected to become medium by 2050. These are area-level indications based on climate models, not specific to the property itself. They give an idea of how the area may be affected by climate change in the coming years.
Which supermarkets are nearby?
There are several supermarkets within easy reach. The nearest is a SPAR express, just 213 metres away, which is about a three-minute walk. A PLUS is 381 metres away, and an Aldi is 424 metres away. For a wider selection, a Jumbo is about 1.1 km from the home. These distances make daily grocery shopping convenient.
What public transport options are available?
The nearest bus stop is Velp, Velperbroek, about 369 metres away, served by lines 26 and 27. Another stop, Velp, Waterstraat, is 501 metres away and offers lines 26, 27, 43, 302, and 801. The nearest train station is Velp, approximately 1.2 km away, providing rail connections. This gives you several options for getting around without a car.
What is the neighbourhood like according to residents?
Residents of the wider district of Velp give an average score of 7.19 out of 10, based on 11 reviews. One resident, who has lived there since 2003, mentions that the neighbourhood is being redeveloped, saying 'the neighbourhood is being flattened'. Another notes a lack of privacy, while a third describes Velp Noord as a nice place to grow up, with quiet streets and green spaces. These reviews reflect the district as a whole, not just this specific neighbourhood.
How does the price per m² compare to the neighbourhood average?
The asking price per m² for this apartment is €3,492, based on the agent's listed living area of 60 m². The average asking price per m² in the neighbourhood is €4,039, so this home is priced below the average. This is consistent with the overall asking price being 53% below the neighbourhood average asking price of €444,353.
