A calm spot in the middle of Apeldoorn
This apartment on Hofstraat 38 sits on a quiet road in the heart of Apeldoorn, with a free view. The home dates from 1969 and has an energy label D. At €314,500, the asking price is keen compared with the average asking price in the neighbourhood, which comes to €394,774. For context, the average asking price for apartments in Apeldoorn is €4,077 per square metre.
The apartment itself
This three-room apartment on the first living floor has two bedrooms and one bathroom. The living area is 91 square metres, according to both the BAG registration and the agent's listing. The home has double glazing and is heated by block heating. There is a balcony, and the property is in full ownership. The monthly homeowners' association contribution is €274.
The Binnenstad neighbourhood
The Binnenstad neighbourhood is the historic centre of Apeldoorn, with around 6,000 residents. It is a lively area with many single-person households, making up 66 percent of the total. Residents of the municipality of Apeldoorn give their living environment an average score of 7.19, based on 74 reviews. One resident describes the area as "calm and relaxed," while another complains about "asociale jeugd" and litter. The reviews are mixed, so it is worth reading them yourself.
Amenities and transport
For daily groceries, Albert Heijn is just around the corner, and Boni is a couple of streets away. The nearest primary school, Montessori Kindcentrum Apeldoorn, is a ten-minute walk. The GP practice Zandkroon is a five-minute walk, and the pharmacy is on your doorstep. The bus stop at Hoofdstraat is right outside, with lines 1, 10, 12, 21, 43, 108, 206, 302, 519 and 802. Apeldoorn train station is a five-minute walk, and the municipality of Apeldoorn offers further amenities within easy reach.
WOZ value and address data
The WOZ value of this home is €275,000, based on the reference date 1 January 2025. The asking price is 14 percent above this value. Between 2020 and 2025, the WOZ value rose by 49 percent, from €185,000 to €275,000. As for the address, the noise level from road traffic is 53 dB Lden, which is above the norm, while railway noise is 32 dB Lden, below the norm. The foundation risk indication is low, and the soil type is sand. For pluvial flooding, the indication is medium, while the flood risk is low, both now and in 2050. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Reinders Makelaardij.
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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 Hofstraat 38, Apeldoorn
How does the asking price compare to the neighbourhood average?
The asking price of €314,500 is 20 percent below the average asking price in the Binnenstad neighbourhood, which is €394,774. The average asking price per square metre in the neighbourhood is €4,077, while this home is listed at €3,456 per square metre. This makes the price keen compared with the local market.
What is the layout of this apartment?
This apartment has three rooms in total: two bedrooms and one bathroom. It is located on the first living floor of the building. The living area is 91 square metres, according to both the BAG registration and the agent's listing. There is also a balcony.
What is the WOZ value of this home?
The WOZ value is €275,000, based on the reference date 1 January 2025. The asking price is 14 percent above this value. Over the past five years, the WOZ value has increased by 49 percent, from €185,000 in 2020 to €275,000 in 2025.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public data. The soil type is sand. This is an area-level indication, not an inspection of the specific home. The home was built in 1969, which is before 1970, a factor that is noted in the risk data.
What are the nearest amenities?
Albert Heijn is 351 metres away, and Boni is 613 metres away. The nearest primary school is Montessori Kindcentrum Apeldoorn, at 703 metres. The GP practice Zandkroon is 378 metres away, and the pharmacy is just 55 metres from the door. The nearest bus stop is at Hoofdstraat, 39 metres away, with lines 1, 10, 12, 21, 43, 108, 206, 302, 519 and 802.
How far is the train station?
Apeldoorn train station is 462 metres away, which is about a five-minute walk. This makes it easy to reach other parts of the Netherlands by train, though the exact destinations and travel times are not stated here.
What do residents say about the area?
Residents of the municipality of Apeldoorn give their living environment an average score of 7.19, based on 74 reviews. One resident describes the area as "calm and relaxed," while another mentions issues with "asociale jeugd" and litter. The reviews are mixed, so it is worth reading them yourself.
What is the energy label of this home?
The energy label is D. This means the home is not among the most efficient labels, so expect moderate energy costs. The home has double glazing, according to the agent. The energy label is a separate fact from the insulation, and no further conclusions should be drawn from it.
