A calm apartment by the park
This apartment on Arnhemplein 40 sits in Stedenwijk Midden-oost, a neighbourhood in Almere where the streets are lined with homes from the 1970s and 1980s. The setting is described as being next to a park, in the centre and in a residential area, so there is greenery nearby as well as the bustle of the town. With a price of €290,000, the asking price is 16% below the average asking price of €346,462 for homes in this neighbourhood, which puts it on the keen side compared with the local market. For context, the average asking price per square metre in the neighbourhood is €4,064, and this home comes in at €4,531 per square metre. If you are looking at apartments in Almere, this one stands out for its price position.
A compact, well-kept home
Built in 1982, this is a portiekwoning (a walk-up apartment) on the second living floor, with one floor in total. It has two rooms, one bedroom and one bathroom, and the living area is 64 square metres according to both the BAG registration and the agent's listing, so there is no discrepancy there. The volume is 208 cubic metres. The agent notes that the home has roof insulation, partial double glazing and wall insulation, and it is heated by district heating. The energy label is A, which is an efficient label, so energy costs should be relatively manageable.
Life in Stedenwijk Midden-oost
Residents of the wider Stedenwijk district give their area an average score of 6.1 out of 10, based on four reviews. One resident says: "I think it's a very cosy neighbourhood with very nice neighbours. It's also close to the city, which is nice, and there are schools here and lots of nice playgrounds for the children. Apart from that, it's always a bit exciting to walk through Stedenwijk in the evening." Another resident is less positive: "It's very ugly, old and boring. Mostly old people and chavs, I do NOT feel safe here." The district has around 2,795 inhabitants, and about half of the homes are owner-occupied. These reviews reflect the district as a whole, not just the Stedenwijk Midden-oost neighbourhood, so your own impression may differ.
Daily life and getting around
For groceries, the Albert Heijn is just around the corner, and there are other options within a short walk or cycle. The nearest primary school, Islamitische Basisschool Al Iman, is on your doorstep, and there is a secondary school, OSG Echnaton, about a ten-minute walk away. The GP practice Zorggroep Almere, Huisartsenpraktijk De Spil and the Alphega Apotheek de Spil are both just around the corner. For public transport, the bus stop Stedenwijk Midden is a couple of streets away and serves lines M1, M4, 150 and 326, while the nearest train station, Almere Muziekwijk, is about 1.4 kilometres away. All of this is within the municipality of Almere, which offers a full range of amenities.
WOZ value and address data
The WOZ value for this home is €277,000 as of 1 January 2025, and the asking price is 5% above that value. Between 2020 and 2025, the WOZ value rose by 67%, from €166,000 to €277,000. As for the address, the noise levels from road traffic, rail and air traffic are all below the relevant standards, according to area-level data. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. The climate indications for this address are medium for pluvial flooding and current flood risk, and low for flood risk in 2050, with low heat stress now and medium by 2050. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via two channels, including Polderstad Makelaardij and Polderstad Makelaardij on Vastgoed Nederland.
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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 Arnhemplein 40, Almere
How does the asking price compare with the WOZ value?
The asking price of €290,000 is 5% above the WOZ value of €277,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. Over the past five years, the WOZ value has risen by 67%, from €166,000 in 2020 to €277,000 in 2025. This gives you a sense of how the value has developed, though the asking price is what the seller is looking for.
What is the layout of this apartment?
This is a portiekwoning on the second living floor, with one floor in total. It has two rooms, one bedroom and one bathroom. The living area is 64 square metres, and the volume is 208 cubic metres. The agent notes that the home has roof insulation, partial double glazing and wall insulation, and it is heated by district heating. The energy label is A, which is an efficient label.
What is the energy label and what does it mean?
The energy label is A, which is an efficient label. This means the home is likely to have relatively low energy costs compared with less efficient labels. The agent also mentions roof insulation, partial double glazing and wall insulation, which support the label. The home is heated by district heating, which is a common system in Almere. No specific energy cost figures are given in the listing.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to area-level data. The soil is clay, which is sensitive to settling, but the risk level is still low. This is an indication based on public data for the area, not an inspection of this specific home. If you want certainty about the foundation, you would need a structural survey, but that is not something we can advise on.
What are the noise levels like at this address?
The noise levels from road traffic are 48 dB Lden, from rail traffic 32 dB Lden, and from air traffic 42 dB Lden, all measured in 2022 or 2023. None of these exceed the relevant noise standards. These are area-level indications based on public data, not measurements taken at the property itself. So the home is likely to be within acceptable noise limits, though your own experience may vary.
What supermarkets are nearby?
The nearest supermarket is an Albert Heijn at 400 metres, which is just around the corner. There is also an Ekoplaza at about 1 kilometre and a Dirk at about the same distance. For a wider choice, there are 29 supermarkets within 5 kilometres, so you have plenty of options for your weekly shopping. The Albert Heijn is the most convenient for a quick trip.
What schools are in the area?
The nearest primary school is Islamitische Basisschool Al Iman at 189 metres, which is on your doorstep. Basisschool de Driemaster is at 229 metres, also very close. For secondary education, OSG Echnaton is at 606 metres, about a ten-minute walk. There are 76 schools within 5 kilometres, so there is a good range of choices for families with children.
How is the public transport in this neighbourhood?
The bus stop Stedenwijk Midden is at 367 metres and serves lines M1, M4, 150 and 326. Another stop, Stedenwijk M./Amersfoortweg, is at 363 metres and serves line 804. The nearest train station is Almere Muziekwijk at 1.4 kilometres, which is about a 15-minute walk or a short cycle. This gives you good options for getting around Almere and further afield.
What is the neighbourhood like to live in?
Residents of the wider Stedenwijk district give it an average score of 6.1 out of 10, based on four reviews. One resident describes it as a cosy neighbourhood with nice neighbours and good playgrounds, while another mentions feeling unsafe in the evening. The district has around 2,795 inhabitants, and about half of the homes are owner-occupied. These reviews reflect the district, not just this specific neighbourhood.
How does the price per square metre compare with the neighbourhood?
The asking price is €290,000 for a living area of 64 square metres, which works out to €4,531 per square metre. The average asking price per square metre in the neighbourhood is €4,064, so this home is priced above that average. However, the total asking price is 16% below the average asking price of €346,462 for homes in the neighbourhood, because the living area is smaller than average.
