A pre-war apartment on a leafy street
Hoflaan 14 is a 1913 apartment in Velperweg-Noord, a part of Arnhem where the streets are green and there is a bit of life without it ever feeling busy. The asking price is €450,000. For context, the average asking price for apartments in Arnhem is not stated here, but the neighbourhood average for all homes is €470,846.
The home itself
This listing does not state the number of rooms, bedrooms, or bathrooms, nor does it mention any garden, balcony, or garage. According to the BAG registration, the living area is 118 m², which works out at €3,814 per m² based on that figure. The energy label is D, which is less efficient than the best labels, so expect moderate energy costs. The home was built in 1913, a fact that says nothing about its condition but is worth knowing for its character.
Velperweg-Noord
Residents of the district Velperweg en omgeving, which includes this neighbourhood, give their area an average score of 8.43 out of 10, based on five reviews. One resident says: "Centraal maar toch rustig gelegen mooie groene straat in Arnhem. Nooit druk maar er is wel wat reuring." Another, who has lived there since childhood, calls it "a very cosy and safe neighbourhood" that is "great for children", with a park nearby and many peers. A third simply says "Cool neighbourhood." The district is home to about 1,745 people in the Velperweg-Noord neighbourhood, and most households are single-person, at 61 percent.
Amenities and transport
Daily life is well served here. The Albert Heijn is just around the corner, with PLUS and Coop a couple of streets away. Basisschool Kunstrijk is a five-minute walk, and there are several secondary schools within a ten-minute walk, including VMBO 't Venster and the Stedelijk Gymnasium. The GP practice De Raepop and Apotheek Velperweg are both a couple of streets away. Bus stop Arnhem, Hoflaan is on your doorstep with lines 7, 26, 27, 29, 127, 302, 303 and 801, and Arnhem Velperpoort station is a ten-minute walk. The municipality of Arnhem offers all this within easy reach.
WOZ and address data
The WOZ value is not stated in this listing, so no comparison with the asking price or historical development is available. 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 62 dB Lden, above the norm, while railway and industrial noise are below their norms. The foundation risk indication is medium, based on the home being built before 1970 and the area being a KCAF attention zone. Pluvial flooding at heavy rain is elevated, while current flood risk is low, and heat stress is low now but medium by 2050.
Source
At the time of writing the home is offered only via BMV Makelaars.
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Features
Details of this home
Transfer
Price
Areas and volume
Construction
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 Hoflaan 14, Arnhem
How does the asking price compare with the neighbourhood average?
The asking price is €450,000. The average asking price in the neighbourhood is €470,846, the median is €380,000, and prices range from €200,000 to €895,000. The average price per m² in the neighbourhood is €5,042, while this home works out at €3,814 per m² based on the BAG living area of 118 m². No judgement is given here; the figures speak for themselves.
What is the energy label and what does it mean for costs?
The energy label is D. This is not the most efficient label, so you can expect moderate energy costs compared with homes with better labels. The label does not say anything about the condition of the home itself. In the neighbourhood, 30.8 percent of homes for sale have an A+ label and 23.1 percent have an A label, so this home scores lower than much of the current supply.
Why is there no WOZ value in this listing?
The WOZ is the municipal valuation on a reference date, and it is not always included in a listing. Without it, there is no comparison with the asking price or any historical development to refer to. If you want to know the WOZ value, you would need to check the municipal records, but that is not part of this listing.
What is the foundation risk for this home?
The foundation risk indication for this address is medium, according to public data from KCAF. This is an area-level indication, not an inspection of this specific home. The home was built in 1913, before 1970, and 100 percent of properties in this postcode area were built before 1970, which is why the area is a KCAF attention zone. The soil type is sand.
How noisy is the area around Hoflaan 14?
The address-level noise data shows road traffic noise at 62 dB Lden, which is above the norm. Railway noise is 34 dB Lden, below the norm, and industrial noise is 47 dB Lden, also below the norm. These are area-level indications from public data, not measurements taken at the property itself. The home is on a street that residents describe as quiet despite being central.
What are the nearest supermarkets and schools?
The Albert Heijn is 338 metres away, just around the corner, with PLUS at 795 metres and Coop at 888 metres. Basisschool Kunstrijk is 325 metres away, a five-minute walk, and there are several secondary schools within a ten-minute walk, including VMBO 't Venster at 525 metres and the Stedelijk Gymnasium at 701 metres. A child daycare is 300 metres away.
How is the public transport in this area?
The bus stop Arnhem, Hoflaan is 87 metres away, on your doorstep, with lines 7, 26, 27, 29, 127, 302, 303 and 801. There are also stops at Kazerneplein and WKC Klarendal, both within a few hundred metres, served by line 13. The nearest train station is Arnhem Velperpoort at 609 metres, about a ten-minute walk.
What is the neighbourhood like according to residents?
Residents of the district Velperweg en omgeving give it an average score of 8.43 out of 10, based on five reviews. One resident says it is "centraal maar toch rustig gelegen" with a "mooie groene straat", never busy but with some buzz. Another, who has lived there since childhood, calls it "very cosy and safe" and great for children, with a park nearby. A third simply says "Cool neighbourhood."
What is the risk of flooding or heat stress at this address?
The climate risk data for this address shows pluvial flooding at heavy rain is elevated, while the current flood risk from rivers is low and remains low by 2050. Heat stress is low now but is expected to be medium by 2050. These are area-level indications from the Klimaateffectatlas, not a property-specific assessment.
