Noordereiland, Zwolle
NeighbourhoodThis stately upper-floor apartment sits right on the water in the heart of Zwolle, in the Noordereiland neighbourhood. Built in 1873, the home combines historic character with a central setting. At €1,150,000, the asking price is on the high side compared with the average for apartments in Zwolle, which stands at €914,455.
According to the agent, this apartment spans 291 m² of living space across two floors, with five rooms, four bedrooms, and two bathrooms. The BAG registration lists 284 m², a slight difference. The home features a roof terrace, a parking space, and is located on the second living floor. It has partial double glazing and secondary glazing, a central heating boiler, and full ownership. The monthly homeowners' association fee is €386.88.
Noordereiland is a small, close-knit neighbourhood where many residents know each other, and occasionally a neighbourhood day is organised. Residents of the district give it an average score of 7.24 out of 10, based on three reviews. One resident says: "The neighbours are involved and there for each other. There is always something to do, but usually it's also quiet on the street." Another notes: "It's getting busier and noisier in the city centre where I live. A lot of nuisance from pub-goers, especially at the weekend." The neighbourhood has 875 inhabitants, and about half of the homes are owner-occupied. For more on the area, see the Noordereiland neighbourhood.
Daily errands are easy from here. Albert Heijn is just around the corner, with Ekoplaza and Aldi a couple of streets away. For primary education, Kindcentrum Aquamarijn is a five-minute walk, and Thomas a Kempis College for secondary education is similarly close. The GP practice De Turfmarkt is a couple of streets away, and the pharmacy Diezerpoort is even closer. Bus stops at Wkc Diezerpoort and Kerkbrugje, served by lines 4 and 13, are within a short walk, and Zwolle train station is a ten-minute walk. The municipality of the municipality of Zwolle offers extensive amenities nearby.
The WOZ value is €826,000 as of 1 January 2025, and the asking price is 39% above that value. According to the municipality, the value has developed over the past five years, though the exact figures are not provided here. As for address risks, these are area-level indications: road traffic noise is 58 dB Lden, above the norm, while rail and air traffic noise are below their norms. The foundation risk indication is medium, given the 1873 construction on clay soil. Pluvial flooding risk is elevated, as is current flood risk, with medium flood risk by 2050. Heat stress is currently low but medium by 2050.
At the time of writing, the home is offered via multiple channels, including Edwin van Vilsteren Makelaars.
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Details of this home
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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 Badhuiswal 8, Zwolle
The asking price of €1,150,000 is 39% above the WOZ value of €826,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. This comparison is provided as a fact, and the difference may reflect market conditions or property features.
According to the agent, the apartment has five rooms, including four bedrooms and two bathrooms, spread over two floors. The living area is listed as 291 m² by the agent, while the BAG registration records 284 m². There is a roof terrace and a parking space. The home is on the second living floor.
The agent has not published this information. Without the label, it is not possible to comment on the energy efficiency of the home. Other details, such as partial double glazing and a central heating boiler, are mentioned by the agent.
Area-level data indicates that road traffic noise is 58 dB Lden, which is above the Dutch norm. Rail traffic noise is 30 dB Lden and air traffic noise is 11 dB Lden, both below their respective norms. These figures are from 2022 and 2023 and are indications for the area, not measurements at the property itself.
The foundation risk indication for this address is medium, based on area-level data. The home was built in 1873 on clay soil, which may suggest wooden piles or a shallow foundation. In the postcode area, 33% of buildings were constructed before 1970, and 3% of properties in the neighbourhood have an elevated risk of pile rot. This is not an inspection of the specific property.
According to area-level climate data, the current flood risk is elevated, and the risk for 2050 is medium. Pluvial flooding, which occurs during heavy rain, is also elevated. Heat stress is currently low but is expected to become medium by 2050. These are indications for the area, not specific to the property.
Albert Heijn is just around the corner at about 282 metres. Ekoplaza is about 396 metres away, and Aldi is approximately 454 metres. PLUS and SPAR are also within about 475 metres. This gives a good choice for daily groceries.
Kindcentrum Aquamarijn, a primary school, is about 279 metres away. Thomas a Kempis College, a secondary school, is also about 279 metres away. There is also obs De Springplank, a primary school, at about 333 metres. For special education, de Ambelt is about 230 metres away.
The nearest bus stop is Zwolle, Wkc Diezerpoort, about 183 metres away, served by lines 4 and 13. Another stop, Zwolle, Kerkbrugje, is about 285 metres away with the same lines. Zwolle train station is about 1.2 kilometres away, a ten-minute walk.
Noordereiland is a small neighbourhood with about 875 residents. Residents of the district give it an average score of 7.24 out of 10, based on three reviews. One resident mentions that neighbours are involved and the streets are beautiful and green, while another notes increasing noise from pub-goers at weekends. The neighbourhood has a mix of ages, with 26% aged 65 or older.
The listing does not state the energy label. This field is missing from the agent's publication. Other details, such as the layout and features, are provided. The address itself is complete, so location and neighbourhood information are accurate.
Figures on residents, liveability and the housing market
| Sale price | €914,455 | €1,075,000 |
|---|---|---|
| Sale per m² | €6,026 | – |
| Rent price | €938 p/m | €938 p/m |
How residents experience their district
The neighbours are involved and there for each other. There is always something to do, but usually it's also quiet on the street. It remains the city centre, so on nights out or during events it can be a bit noisy, but that, in my opinion, adds charm to the neighbourhood. The streets look incredibly beautiful and it's a very green part of the city.
Auto-translated to English by AIIt's getting busier and noisier in the city centre where I live. A lot of nuisance from pub-goers, especially at the weekend. People who don't live here park their cars and bikes in the street. Lots of delivery vans and other traffic that drive into and park on the street. Lots of beeping from cars when they have to reverse back out. It's a dead-end narrow street. I'm seriously considering moving. Out of the city centre at any rate. The neighbours themselves I have little to no trouble with.
Auto-translated to English by AIThe neighbourhood is not very large, so many people know each other, and occasionally a neighbourhood day is organised. The area is reasonably safe, but at the weekend people pass through on their way to go out. There is greenery, but there is still room for improvement. There is no primary school or similar in the neighbourhood. The amenities are very extensive as the neighbourhood is located near the shopping street. There is a bus stop, so I would say it is easily accessible. Housing in the neighbourhood is not good; there are not many houses for sale, and the houses that are sometimes available to rent have high rental prices. Rents should be lower and more owner-occupied homes.
Auto-translated to English by AIFigures on residents, liveability and the housing market
| Sale price | €568,115 | €527,500 |
|---|---|---|
| Sale per m² | €5,468 | – |
| Rent price | €1,391 p/m | €1,382 p/m |
| Rent per m² | €17 p/m | – |
How residents experience their municipality
everything is top in the neighbourhood
Auto-translated to English by AI- easily accessible, but still close to city centre - lot of green space - faces challenges concerning littering
Auto-translated to English by AIGreat.
Auto-translated to English by AIcosy, close-knit, beautiful nature
Auto-translated to English by AINice neighbourhood, many people greet each other, beautiful park and supermarket
Auto-translated to English by AINice neighbourhood, friendly people
Auto-translated to English by AInice place, friendly people. Close to amenities such as shopping centre, gym and education.
Auto-translated to English by AIIt's a nice but busy neighbourhood, there are many young children and elderly people living here, which does make the neighbourhood flourish a bit. It's next to a nice and fairly large park where people walk their dogs every day. The violence in the street could be less, though.
Auto-translated to English by AIFigures on residents, liveability and the housing market
| Sale price | €548,882 | €479,663 |
|---|---|---|
| Sale per m² | €4,512 | – |
| Rent price | €1,256 p/m | €1,265 p/m |
| Rent per m² | €16 p/m | – |
Badhuiswal 8, Zwolle
Noise, foundation and climate around this address
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