A new-build in the historic heart
This ground-floor apartment sits in the middle of Kampen's historic centre, where the streets are lined with pre-war buildings and the IJssel flows nearby. The home is a new-build, which is a rare combination in a neighbourhood where nearly all properties date from before 1945. At €280,000, the asking price sits 34% below the average asking price of €427,162 for apartments in Kampen, though the living area of 56 m² is also 47% smaller than the neighbourhood average of 106 m². The price per square metre works out at €5,000 based on the agent's listing.
The home itself
According to the agent, this is a ground-floor apartment with one room and one floor, covering 56 m² with a volume of 185 m³. The home is fully insulated and heated by a central heating boiler with underfloor heating throughout. It is a new-build property, listed since August 2026. The BAG registration records a living area of 60 m², while the agent lists 56 m².
Living in the Binnenstad
Residents of the wider district give their living environment an average score of 8.4, based on 17 reviews. One resident says: "I think Onderdijks is a very safe neighbourhood and there is a lot of attention for others. I am really good friends with my neighbours, I have never felt so safe and loved in the neighbourhood." Another adds: "We really enjoy living here, united, helpful, social, cosy, spontaneous neighbourhood drinks, neighbourhood BBQ, neighbourhood app, social control, in short The neighbourhood to be!!" The district counts around 5,245 inhabitants, with a high share of single-person households at 60%. For a sense of what the Binnenstad Kampen neighbourhood feels like, these reviews offer a glimpse.
Amenities and transport
Daily errands are easily done on foot. The Albert Heijn is a ten-minute walk away, with the Coop and Aldi just a couple of streets further. For primary education, Openbare Daltonschool De Engelenberg is a ten-minute walk, and IRIS Kindcentrum Marnix is just around the corner. The GP practice Appel en Hutter is a couple of streets away, with Service Apotheek Ebbingepoort nearby. Bus stop Kampen, Koornmarkt is on your doorstep with lines 11, 74 and 526, and Kampen train station is a ten-minute walk. The municipality of the municipality of Kampen covers the surrounding area.
WOZ and address data
The WOZ value is not stated in the available data. At the address level, road traffic noise is measured at 53 dB Lden, which is above the noise standard for the reference year 2022, while railway and aircraft noise remain below their standards. The foundation risk indication is elevated, based on the 1900 construction on clay soil, with a note that groundwater levels are expected to drop towards 2050. Pluvial flooding risk is medium, as is current flood risk, with flood risk expected to be low by 2050. These are area-level indications from public data, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including Bonthuis Vaartjes Makelaars (formerly Alex Makelaars) on Funda.
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Frequently asked questions
About Hofstraat 5D-39, Kampen
What is the asking price for this apartment?
The asking price is €280,000. This is 34% below the average asking price of €427,162 for homes in the Binnenstad Kampen neighbourhood. The price per square metre is €5,000 based on the agent's listing of 56 m² living area. The neighbourhood average price per square metre is €4,408, so this home is priced above that figure.
How many rooms does this apartment have?
According to the agent, this is a ground-floor apartment with one room and one floor. The living area is listed as 56 m², while the BAG registration records 60 m². The home has a volume of 185 m³. It is a new-build property, fully insulated, with a central heating boiler and underfloor heating throughout.
What is the energy label of this home?
The energy label is A, which is an efficient label. The agent states the home is fully insulated. This is a new-build property, so the label reflects the modern construction. The neighbourhood has 22% of homes with label A and 15.3% with label A+ or higher, but this home's label is its own fact.
What is the foundation risk for this property?
The foundation risk indication at this address is elevated. This is based on the home being built in 1900 on clay soil, with a note that groundwater levels are expected to drop towards 2050, which can increase risk for wooden foundations. This is an area-level indication from public data, not an inspection of this specific home.
What is the noise situation at this address?
Road traffic noise at this address is measured at 53 dB Lden, which is above the noise standard for the reference year 2022. Railway noise is 25 dB Lden and aircraft noise is 12 dB Lden, both below their respective standards. These figures come from public data at the address level.
What supermarkets are nearby?
The nearest supermarket is Albert Heijn at 630 metres, which is about a ten-minute walk. The Coop and Aldi are both around 700 metres away, just a couple of streets further. A second Albert Heijn is at 992 metres, and a Jumbo is at 1,325 metres. In total, there are 12 supermarkets within 5 kilometres.
Which schools are close to this apartment?
Openbare Daltonschool De Engelenberg is the nearest primary school at 525 metres, about a ten-minute walk. IRIS Kindcentrum Marnix is at 638 metres, and Monseigneur Zwijsen-School at 845 metres. For secondary education, Ichthus College Kampen is at 902 metres. There are 40 schools within 5 kilometres.
How is the public transport connection?
The nearest bus stop is Kampen, Koornmarkt at 182 metres, on your doorstep, with lines 11, 74 and 526. Kampen train station is at 513 metres, about a ten-minute walk. The bus stop Kampen, IJsselbrug is at 339 metres with the same lines, and Kampen, Isala Polikliniek at 410 metres with lines 11 and 510.
What do residents say about living in this area?
Residents of the wider district give an average score of 8.4 out of 10, based on 17 reviews. One resident describes the area as very cosy with lots of young people and says they have never felt so safe. Another mentions spontaneous neighbourhood drinks, a neighbourhood BBQ and a neighbourhood app, calling it "The neighbourhood to be!!"
What is the neighbourhood like demographically?
The Binnenstad Kampen neighbourhood has around 5,245 inhabitants. Single-person households make up 60% of all households, and 16% of households have children. The largest age group is 25 to 45 years at 35%, followed by 45 to 65 years at 25%. The average household size is 1.6 people.
