Frans Halsstraat 45
Stadsveld-Zuid, Enschede
AreaA 1955 apartment in Stadsveld-Zuid
Frans Halsstraat 45 is an apartment from 1955 in the Stadsveld-Zuid neighbourhood of Enschede. The home is offered for sale at €265,000. With a living area of 62 m² according to the BAG registration, that works out at €4,274 per m². The asking price sits 14% above the WOZ value, which puts it on the high side compared with the market. For context, apartments in Enschede are worth comparing against the wider municipal picture.
The home itself
The listing does not provide details on the layout, number of rooms, or outdoor space. What is known is that the apartment was built in 1955 and carries an energy label F. Label F is a low rating, so expect higher energy costs. The living area is 62 m² according to the BAG registration, which is 27% smaller than the neighbourhood average of 85 m².
Life in Stadsveld-Zuid
Stadsveld-Zuid is a compact neighbourhood with around 1,865 residents, many of whom live alone. Residents of the wider district give it an average score of 7.68 out of 10, based on eleven reviews. One resident who has lived here for 32 years says: "Nice social environment, where people greet each other and talk to each other!" Another describes it as "Cosy", though notes that "at the moment it's a mess due to uninhabitable and boarded-up houses". A third resident is less positive, saying "It's not a nice neighbourhood to live in, junkies are on every corner and everything gets stolen." The neighbourhood recorded 130 crimes in the latest figures. The Stadsveld-Zuid neighbourhood has its own character within the city.
Amenities and transport
Daily errands are well covered here. The SPAR express is just around the corner, with Aldi and Dirk a couple of streets away. For schools, Het Stedelijk Zwering secondary school is a five-minute walk, as is CBS De Koning primary school. The GP practice Medisch Centrum Eudokia is just around the corner, with BENU Apotheek Het Stadsveld nearby. Bus stop Enschede, Borgbos with line 5 is on your doorstep, and Enschede train station is about a ten-minute walk. The municipality of Enschede offers all this within easy reach.
WOZ value and address data
The WOZ value is €232,000 with a reference date of 1 January 2025. The asking price is 14% above this valuation. The WOZ value has developed over the past five years, though the exact figures are not detailed here. As for address-level risk data, these are area-level indications rather than an inspection of this specific home. Road traffic noise is measured at 53 dB Lden, which is above the noise standard, while railway noise at 23 dB Lden stays below it. The foundation risk indication is low, on sandy soil. Pluvial flooding risk is low, as is current flood risk, though heat stress is expected to rise to medium by 2050.
Source
At the time of writing, the home is offered via multiple channels, including Blik Makelaars and Blik Makelaars.
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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 Frans Halsstraat 45, Enschede
What is the asking price for this apartment?
The asking price is €265,000. With a living area of 62 m² according to the BAG registration, that comes to €4,274 per m². The average price per m² in the neighbourhood is €3,431, so this apartment is priced above the local average.
What is the WOZ value of this home?
The WOZ value is €232,000, with a reference date of 1 January 2025. The asking price is 14% above this municipal valuation. The WOZ value is set by the municipality and reflects the value on that reference date, not necessarily the current market value.
What energy label does this apartment have?
The apartment has energy label F. This is a low rating on the energy label scale, so expect higher energy costs for heating and electricity. The home was built in 1955, which is consistent with the era's construction standards.
What is the foundation risk for this property?
The foundation risk indication for this address is low, according to area-level data from the Atlas Leefomgeving. The soil type is sand, and the home was built before 1970, in 1955. This is an area-level indication, not an inspection of this specific property.
How noisy is the location?
Road traffic noise at this address is measured at 53 dB Lden, which is above the noise standard, based on 2022 data. Railway noise is 23 dB Lden, which stays below the standard, based on 2023 data. These are area-level indications from public risk data.
What supermarkets are nearby?
The SPAR express is about 335 metres away, just around the corner. Aldi is at 581 metres and Dirk at 611 metres, both a couple of streets away. Albert Heijn is at 689 metres, and Jumbo at 1,155 metres.
Which schools are close to this apartment?
Het Stedelijk Zwering secondary school is about 513 metres away, a five-minute walk. CBS De Koning primary school is at 537 metres, and De Triangel primary school at 642 metres. Several other primary schools are within a ten-minute walk.
What public transport options are available?
Bus stop Enschede, Borgbos with line 5 is about 222 metres away, on your doorstep. Enschede, Dr. van der Zandestraat with line 5 is at 273 metres, and Enschede, Wkc Stadsveld with line 4 at 360 metres. Enschede train station is about 2.6 km away.
What is the neighbourhood like?
Stadsveld-Zuid has around 1,865 residents, with 56% living alone. Residents of the wider district give it an average score of 7.68 out of 10 based on eleven reviews. Opinions vary: one long-term resident praises the social environment, while another mentions boarded-up houses and a third reports theft issues.
How does the price compare to other homes in the area?
The asking price of €265,000 is above the neighbourhood median of €244,000 and below the average of €286,500. At €4,274 per m², it is higher than the neighbourhood average of €3,431 per m². The asking price is also 14% above the WOZ value of €232,000.
