A calm start in Vogelkwartier
This apartment on Adelaarslaan 265 sits in Vogelkwartier, a residential area in the south of Apeldoorn. The street is quiet, with trees lining the pavement and a mix of post-war housing. The asking price of €250,000 is keen compared with the neighbourhood average of €403,708, a difference of 38 percent. For context, the average asking price per square metre in the area is €4,000, while this home comes in at €3,425 per m² based on the agent's listing. If you are looking at apartments in Apeldoorn, this one stands out for its price point.
The apartment itself
Built in 1964, this apartment spans three rooms, including two bedrooms and one bathroom, spread over four floors. The living area is 73 m² according to the agent, while the BAG registration lists 72 m². The home has double glazing and is heated by block heating, with a balcony accessible from the living floor. It is full ownership, so there is no ground lease to consider. The monthly homeowners' association contribution is €204. The property is located on the first living floor of the building.
Life in Vogelkwartier
Vogelkwartier is a district with about 4,940 residents, and nearly half of households are single-person. Residents of the wider district give their living environment an average score of 8.4, based on twelve reviews. One resident notes that the area used to be fine but has seen a decline in recent years, mentioning drug dealing and parking nuisance. Others are more positive: "Socially good helpful," says one, while another adds, "Helpful, there for each other." The reviews reflect a mixed picture, so it is worth reading them in full. For more on the area, see the Vogelkwartier neighbourhood.
Daily life and getting around
Groceries are close by: Albert Heijn is just around the corner, and Aldi and Dekamarkt are a couple of streets away. For primary education, IKC Octowijs is a five-minute walk, and PCBO De Fakkel is a bit further. The nearest GP is Huisartsenpraktijk Zandkroon, about a ten-minute walk, and the BENU Apotheek Dokzuid is closer. Bus stops on the Eendrachtstraat and Aluminiumweg, served by lines 43, 206, 302 and 802, are a couple of streets away. Apeldoorn train station is about a ten-minute walk, and the Gelre ziekenhuizen hospital is within walking distance. All of this is part of the municipality of Apeldoorn.
WOZ value and address data
The WOZ value for this property is €243,000 as of 1 January 2025, and the asking price is 3 percent above that. Between 2020 and 2025, the WOZ value rose by 65 percent, from €147,000 to €243,000. As for the address, the noise level from road traffic is 53 dB Lden, which is above the norm, while railway noise is 31 dB Lden, below the norm. The foundation risk indication is low, based on the sandy soil and the construction year of 1964. For climate, the pluvial flooding risk is medium, while flood risk is low now and in 2050, and heat stress is low now but medium by 2050. These are area-level indications, not an inspection of this specific home.
About the listing
At the time of writing, this home is offered via multiple channels, including Reinders Makelaardij and other platforms. The listing has been active since 5 November 2026.
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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 Adelaarslaan 265, Apeldoorn
How does the asking price compare to the neighbourhood average?
The asking price of €250,000 is 38 percent below the average asking price in Vogelkwartier, which is €403,708. The average asking price per square metre in the neighbourhood is €4,000, while this apartment is listed at €3,425 per m². This makes the price keen relative to the local market, according to the precomputed comparison.
What is the layout of this apartment?
The apartment has three rooms in total, including two bedrooms and one bathroom. It is spread over four floors, with the living area on the first floor. The total living area is 73 m² according to the agent, while the BAG registration lists 72 m². There is a balcony, and the home is heated by block heating.
What is the WOZ value and how has it changed?
The WOZ value is €243,000 as of 1 January 2025. The asking price is 3 percent above this value. Over the past five years, the WOZ value has increased by 65 percent, from €147,000 in 2020 to €243,000 in 2025. This reflects the municipal valuation, not the current market value.
What are the noise levels around this address?
The road traffic noise at this address is 53 dB Lden, which is above the Dutch noise norm. Railway noise is 31 dB Lden, which is below the norm. These figures come from public data at the address level and are area-level indications, not measurements taken inside the home.
What is the foundation risk for this property?
The foundation risk indication for this address is low. This is based on the soil type, which is sand, and the fact that the building was constructed in 1964. This is an area-level indication from public data, not an inspection of the specific foundation of this home.
What are the flood and heat stress risks?
The pluvial flooding risk is medium, meaning there is a moderate chance of waterlogging during heavy rain. The flood risk from rivers or the sea is low, both now and in 2050. Heat stress is low at present but is expected to become medium by 2050. These are area-level indications from the Klimaateffectatlas.
Which supermarkets are nearby?
Albert Heijn is the closest supermarket, just around the corner at about 260 metres. Aldi and Dekamarkt are both within a couple of streets away, at roughly 780 and 805 metres respectively. Jumbo and Lidl are also within about a kilometre, so daily groceries are easily accessible.
What schools are in the area?
For primary education, IKC Octowijs is about 507 metres away, and PCBO De Fakkel is at 579 metres. Openbare Basisschool Rietendak is a bit further at 667 metres. For secondary education, Christelijke Praktijkschool De Boog is the nearest at 231 metres, and Praktijkschool Apeldoorn is at 655 metres.
How is the public transport connection?
The nearest bus stops are Apeldoorn, Eendrachtstraat and Apeldoorn, Aluminiumweg, both about 410-420 metres away, served by lines 43, 206, 302 and 802. Another stop, Apeldoorn, Hofveld, is at 499 metres with line 11. Apeldoorn train station is about 1.2 kilometres away, a ten-minute walk.
What do residents say about living in this district?
Residents of the wider district give an average score of 8.4 out of 10, based on twelve reviews. One resident mentions a decline in living pleasure and safety, citing drug dealing and parking nuisance. Others are positive, with comments like "Socially good helpful" and "Helpful, there for each other." The reviews reflect mixed experiences.
