A bright apartment by the water
This apartment on the fourth floor of a building from 2001 sits at the edge of a residential area, with a park, a quiet road and water all around, plus an unobstructed view. The home is in Emmeloord-de Erven, a neighbourhood in Emmeloord within the municipality of Noordoostpolder. With a price of €525,000, the asking price is on the high side compared with the average for apartments in Noordoostpolder, which comes in at around €522,600.
Inside the home
The apartment has three rooms, two bedrooms and one bathroom, spread over a single floor. The agent lists the living area at 120 m², while the BAG registration records 146 m². The home has double glazing and a central heating boiler, and it comes with a balcony and a parking space in the underground car park. It is a full ownership property, with an HOA fee of €284 per month.
Life in Emmeloord-de Erven
Residents of the district give it an average score of 8.09 out of 10, based on twelve reviews. One resident describes it as "a cosy neighbourhood where you can enjoy a lovely walk and the children can play freely", while another notes that "the Dutch residents are rapidly decreasing and the non-Dutch are rapidly increasing". The neighbourhood has around 4,780 inhabitants, and most homes are owner-occupied. For a closer look at what the area is like, you can read more about the Emmeloord-de Erven neighbourhood.
Amenities and transport
The Albert Heijn is just around the corner, with Poiesz a ten-minute walk away and Jumbo a couple of streets further. For primary education, cbs De Lichtboei is a ten-minute walk, and De Zevensprong is a similar distance. The nearest GP is Gezondheidscentrum West, Huisartspraktijk M. Borstlap, about a ten-minute walk, with Service Apotheek West Emmeloord a little further. Bus line 877 stops at Emmeloord, Nieuwlandenlaan, a ten-minute walk away, and the nearest train station is in Dronten. The wider area falls under the municipality of Noordoostpolder.
WOZ value and address data
The WOZ value was €436,000 on the reference date of 1 January 2025, and the asking price sits 20% above that figure. Between 2020 and 2025, the WOZ value rose by 49%, from €292,000 to €436,000. As for address-level risk data, the road traffic noise is 45 dB Lden, which stays below the noise standard. The foundation risk indication is low, though the clay soil is sensitive to settlement, and the flood risk is currently medium, as is the heat stress outlook for 2050. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via Woonaccent Makelaars Emmeloord B.V. through multiple channels.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
Features
Details of this home
Transfer
Price
Energy
Save up to € 400 on your energy billCompare nowAreas and volume
Layout
Construction
Outdoor space
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 Hoekse Waard 22, Emmeloord
How does the asking price compare with the WOZ value?
The asking price of €525,000 is 20% above the WOZ value of €436,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The gap between the asking price and the WOZ value is a fact about the listing, and what it means for negotiations is for you to judge.
What is the layout of this apartment?
The apartment has three rooms, two bedrooms and one bathroom, all on a single floor. It is on the fourth floor of the building and comes with a balcony and a parking space in the underground car park. The agent lists the living area at 120 m², while the BAG registration records 146 m².
What is the energy label and what does it mean for costs?
The home has energy label A, which is an efficient label. That means you can expect relatively low energy costs compared with less efficient labels. The home also has double glazing, which helps with keeping heat in. The energy label is a standardised rating, and the actual costs will depend on your usage.
What is the HOA fee and what does it cover?
The HOA fee is €284 per month. The listing does not specify exactly what this fee covers, but for an apartment with a shared underground car park and common areas, it typically goes towards maintenance of those shared parts. The fee is a fixed monthly cost that you should factor into your budget.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public risk data. The soil is clay, which is sensitive to settlement, but the risk level is still rated as low. This is an area-level indication based on public data, not an inspection of this specific home. The flood risk is currently medium, and the heat stress outlook for 2050 is also medium.
What supermarkets are nearby?
The Albert Heijn is just around the corner at about 189 metres away. Poiesz is about 934 metres away, and Jumbo is about 1.2 kilometres from the home. Within five kilometres there are eight supermarkets in total, so daily groceries are well covered.
Which schools are close to this apartment?
The nearest primary school is cbs De Lichtboei, about 791 metres away, followed by De Zevensprong at 958 metres and Roderik van Voorstschool at 987 metres. For secondary education, the nearest school is about 1.9 kilometres away. There are 25 schools within five kilometres of the home.
What public transport options are available?
The nearest bus stop is Emmeloord, Nieuwlandenlaan, about 807 metres away, served by bus line 877. A little further, at Emmeloord, Dr. W.M. Verhaarlaan, you can catch lines 77, 146 and 877. The nearest train station is Dronten, about 20.7 kilometres away.
What do residents say about the district?
Residents of the district give it an average score of 8.09 out of 10, based on twelve reviews. One resident calls it "a cosy neighbourhood where you can enjoy a lovely walk and the children can play freely", while another mentions that "the Dutch residents are rapidly decreasing and the non-Dutch are rapidly increasing". These reviews describe the wider district, not specifically this neighbourhood.
How has the WOZ value developed over the past five years?
The WOZ value has risen by 49% between 2020 and 2025, from €292,000 to €436,000. The reference date for the current value is 1 January 2025. This development reflects the municipal valuation over that period, which is not the same as the market value.
