discovered 1 hour ago
Velp-Zuid ten zuiden van Waterstraat, Rheden
NeighbourhoodThis 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.
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.
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/).
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/).
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.
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.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
Details of this home
Insure your home and belongingsGet insuredThe 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.
About Aalscholversingel 454, Velp
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
How residents experience their neighbourhood
I think Velp is fine. Also to live in. But not much nature. You would have to cycle to Rheden for real forest. Clean in that respect. And safety is there too.
Auto-translated to English by AIGoing
Auto-translated to English by AIFigures on residents, liveability and the housing market
| Sale price | €444,353 | €415,000 |
|---|---|---|
| Sale per m² | €4,039 | – |
| Rent price | €750 p/m | €750 p/m |
| Rent per m² | €13 p/m | – |
How residents experience their district
We've been living here for quite a while since 2003, the neighbourhood is being flattened
Auto-translated to English by AINot much privacy
Auto-translated to English by AIVelp Noord is a nice neighbourhood to grow up in. It's quiet, yet everything is close by. The playground is always busy with children, and the park is perfect for a bike ride or to hang out with friends. There are many green spaces, so it's nice for walking, especially in the summer. The people are generally friendly, though you don't know everyone. What I really like is that you can easily get to the city, but it's not too busy. You do notice that more and more new houses are being built, which changes the atmosphere a bit, but I think it's a good change.
Auto-translated to English by AIEver since I moved here, everything is right at hand. The people are nice, facilities are top-notch! And since I'm a student, having 4 supermarkets within cycling distance is ideal for bargain hunting! I'm completely satisfied and definitely don't want to go back home.
Auto-translated to English by AII think Velp is fine. Also to live in. But not much nature. You would have to cycle to Rheden for real forest. Clean in that respect. And safety is there too.
Auto-translated to English by AIQuiet neighbourhood, nice neighbours, quiet street with little traffic, shops within walking distance, good public transport, plenty of public green space
Auto-translated to English by AIGoing
Auto-translated to English by AIVery nice except for a few backfires that are very annoying.
Auto-translated to English by AIFigures on residents, liveability and the housing market
| Sale price | €597,519 | €521,485 |
|---|---|---|
| Sale per m² | €4,164 | – |
| Rent price | €1,242 p/m | €1,302 p/m |
| Rent per m² | €13 p/m | – |
How residents experience their municipality
It is a beautiful, quiet neighbourhood, surrounded by nature. There are some spots where you wouldn't want to walk in the evening, but these are relatively few. The people are very involved with each other and have many mutual connections. However, people drive quite fast on the streets.
Auto-translated to English by AIPeople regularly drive too fast through the street (30 km/h zone), which does not improve road safety. Also, pavements are uneven due to tree root growth. The older generation in particular experiences inconvenience from this. Perhaps something can be done about this?
Auto-translated to English by AIImpoverished and high crime rate
Auto-translated to English by AIIn itself there is little contact with neighbours, but you can change that yourself by seeking contact.
Auto-translated to English by AIWe've been living here for quite a while since 2003, the neighbourhood is being flattened
Auto-translated to English by AIThe neighbourhood has deteriorated rapidly in a short time. I've lived here for 42 years and see the dilapidation and poor maintenance of the houses and surroundings. The residents are also hardening in their behaviour, lots of arguments and noise. I no longer enjoy living here and would very much like another home in a different neighbourhood.
Auto-translated to English by AIBusy streets, lots of greenery, many shops but also many that are empty and the people are fine, but not much contact with them
Auto-translated to English by AII think the neighbourhood is great
Auto-translated to English by AIFigures on residents, liveability and the housing market
| Sale price | €587,392 | €517,850 |
|---|---|---|
| Sale per m² | €4,145 | – |
| Rent price | €1,517 p/m | €1,568 p/m |
| Rent per m² | €13 p/m | – |
Aalscholversingel 454, Velp
Noise, foundation and climate around this address
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