A historic home in the heart of Baarn
This 1890 apartment sits on the Eemnesserweg, right in the middle of Baarn's lively centre. It is a sheltered spot on a busy road, so you get the buzz of the village with a quiet courtyard feel. The asking price of €445,000 is in line with the market, according to the comparison with the neighbourhood average. For context, that is 31% below the average asking price of €646,404 in the area, and the home is one of the [apartments in Baarn].
Inside the home
The agent describes this as a ground-floor maisonette, a linked semi-detached courtyard house. It has three rooms, one bedroom and one bathroom spread over two floors, with a volume of 257 m³. The living area is listed as 68 m² by the agent, while the BAG registration records 59 m². Outside there is a 10 m² patio garden facing south, reachable via the back entrance. The home has full ownership, a central heating boiler, and insulation including roof insulation, double glazing, partly HR glazing, wall insulation and floor insulation.
The Centrum neighbourhood
Baarn's centre is a place where things happen around the clock, according to residents. One resident, born and raised here, describes a mix of cultural people, churches, schools and a community centre, with a supermarket within walking distance and a park that closes at night. Another speaks warmly of the village: "Apart from the occasional unsafety in this little village, I couldn't have wished for a better place on earth to live." A third is far less positive, calling it a "lost piece of heath populated by junkies, criminals, antisocials". These reviews cover the wider district rather than just [the Centrum neighbourhood], and are based on four reviews with an average score of 6.49. The area has 1,825 residents, and 58% of households are single-person.
Daily life and getting around
Groceries are easy: Aldi, Jumbo and Albert Heijn are all just around the corner, with a PLUS a couple of streets away. The Koningin Wilhelmina School is on your doorstep, and the Amalia Astroschool is just around the corner. The GP, Huisartspraktijk Overgaauw, and the Service Apotheek Julius pharmacy are both just around the corner, while Meander Medisch Centrum is a ten-minute walk. Bus stops at Plataanlaan and Nieuwstraat are a five-minute walk away, served by lines 272, 572, 573 and N70. Baarn station is a ten-minute walk, and the train station itself is 747 m away. All of this sits within [the municipality of Baarn].
WOZ and address data
The WOZ value is not stated in the available data, so no comparison with the asking price or historical development can be made. The address-level risk data from public sources (Atlas Leefomgeving, KCAF, Klimaateffectatlas) gives area-level indications, not an inspection of this specific home. Road traffic noise is measured at 60 dB Lden, above the noise standard, while railway and aircraft noise are below their standards. The foundation risk indication is medium, as the building dates from before 1970 and 82% of properties in this postcode area were built before that year. Pluvial flooding at heavy rain is elevated, while current flood risk and heat stress are low, rising to medium for heat stress by 2050.
Source
At the time of writing the home is offered via multiple channels, including Bos Makelaardij o.g. and Bos Makelaardij o.g. on Funda.
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Frequently asked questions
About Eemnesserweg 13, Baarn
What does the asking price of €445,000 mean for this apartment?
The asking price is in line with the market, according to the comparison with the neighbourhood average. It sits 31% below the average asking price of €646,404 in the area. The price per square metre is €6,544 based on the agent's listed living area of 68 m². The neighbourhood average asking price per square metre is €5,588, but the home is smaller than the average of 146 m².
How many rooms and bedrooms does this home have?
According to the agent, the home has three rooms, one bedroom and one bathroom spread over two floors. The volume is 257 m³. The living area is listed as 68 m² by the agent, while the BAG registration records 59 m². There is a 10 m² patio garden facing south, reachable via the back entrance.
What is the WOZ value of this property?
The WOZ value is not stated in the available data. The WOZ is the municipal valuation used for taxes, and it is not part of the listing information provided here. Without this figure, no comparison with the asking price or historical development can be made.
What are the noise levels around this address?
The address-level risk data indicates road traffic noise at 60 dB Lden, which is above the noise standard, based on 2022 data. Railway noise is 30 dB Lden and aircraft noise is 43 dB Lden, both below their respective standards. These are area-level indications from public sources, not measurements taken at the property itself.
What is the foundation risk for this home?
The foundation risk indication is medium, according to area-level data from KCAF. The building dates from 1890, before 1970, and 82% of properties in this postcode area were built before that year. The soil type is sand. This is an area-level indication, not an inspection of this specific home.
What supermarkets are near this apartment?
Aldi is 243 m away, Jumbo is 278 m away and Albert Heijn is 286 m away, all just around the corner. A PLUS supermarket is 423 m away, a couple of streets away, with another PLUS at 821 m. In total there are 18 supermarkets within 5 km of the home.
Which schools are close to this home?
The Koningin Wilhelmina School (KWS) is 123 m away, on your doorstep, with 225 pupils. The Amalia Astroschool voor Christelijk Basisonderwijs is 285 m away, just around the corner, with 266 pupils. Basisschool St. Aloysius is 354 m away, and the Nieuwe Baarnsche School is 635 m away. There are 25 schools within 5 km.
How is the public transport from this address?
The nearest bus stops are Baarn, Plataanlaan at 503 m and Baarn, Nieuwstraat at 513 m, both a five-minute walk. They are served by lines 272, 572, 573 and N70. Baarn station is 747 m away, a ten-minute walk, and the train station itself is 1.0 km from the home.
What do residents say about living in this area?
Residents of the wider district give an average score of 6.49, based on four reviews. One resident says: "Apart from the occasional unsafety in this little village, I couldn't have wished for a better place on earth to live." Another describes the neighbourhood as having "some movement" with churches, schools and a community centre, but notes there is little for young people aged 14 to 21. A third is very negative about the area.
What is the energy label and what does it mean for costs?
The home has energy label C. This is a mid-range label, so heating costs will be moderate compared to the most efficient homes, but lower than the least efficient ones. The agent states the home has roof insulation, double glazing, partly HR glazing, wall insulation and floor insulation, along with a central heating boiler.
