Hofstraat 83
Binnenstad, Apeldoorn
NeighbourhoodA lively spot in the heart of Apeldoorn
This apartment on Hofstraat 83 sits right in the middle of the Binnenstad, Apeldoorn's bustling centre. With the shops, cafes and the daily rhythm of the city around you, this is a home for those who like to be where it happens. The asking price of €295,000 is sharp compared to the average asking price in the neighbourhood, which is €425,934. That puts it well below the average for apartments in Apeldoorn.
A compact home with a balcony
Built in 1961, this apartment is on the third floor of a gallery flat. It has three rooms, two bedrooms and one bathroom, all on a single level. The living area is 79 m² according to the agent, while the BAG registration lists 82 m². There is a balcony, and the home has HR glazing and a central heating boiler. It is offered as full ownership, with a monthly HOA fee of €212.34.
The Binnenstad: a mix of calm and bustle
Residents across the municipality of Apeldoorn give their living environment an average score of 7.32, based on 72 reviews. One resident says: "Very calm environment with very friendly people." Another describes it as "a simple neighbourhood but nowadays everything is being crammed into vacant houses," mentioning traffic nuisance from a school and dog owners not cleaning up. The neighbourhood itself has about 6,020 inhabitants, and a large share of households are single-person (66%). It is a very urban area, with a high address density. For more on the area, see the Binnenstad neighbourhood.
Everything within reach
Daily life here is easy. The Albert Heijn is just around the corner, and there are several other supermarkets within a ten-minute walk. For primary education, Montessori Kindcentrum Apeldoorn is a couple of streets away, and PCBO Koningin Wilhelmina is also nearby. The nearest GP, Huisartsenpraktijk Zandkroon, is just around the corner, and the pharmacy is right on your doorstep. The bus stop Apeldoorn, Hoofdstraat is on your doorstep, with lines 1, 10, 12, 21, 43, 108, 206, 302, 519 and 802. Apeldoorn train station is a ten-minute walk. All this is part of the municipality of Apeldoorn.
WOZ and address data
There is no WOZ value available for this property, so no comparison with the asking price can be made. According to public risk data at the address level, the noise from road traffic is 54 dB Lden, which is above the standard, while railway noise is 36 dB Lden, below the standard. The foundation risk indication is low, and the soil type is sand. For climate, pluvial flooding at heavy rain is elevated, while the current flood risk is low and the risk for 2050 is also low. Heat stress is currently low, but is expected to be medium by 2050. These are area-level indications, not an inspection of this specific home.
Offered via two channels
At the time of writing, the home is offered via Reinders Makelaardij and also on Funda, so there are two sources for this listing.
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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 83, Apeldoorn
How does the asking price compare to other homes in the neighbourhood?
The asking price of €295,000 is 31% below the average asking price in the Binnenstad, which is €425,934. The average price per square metre in the neighbourhood is €4,282, while this home is listed at €3,734 per m² based on the agent's floor area. Note that the average home in the neighbourhood is larger, at 129 m², compared to 79 m² here.
What is the layout of this apartment?
This apartment has three rooms, including two bedrooms and one bathroom, all on a single floor. It is located on the third floor of a gallery flat. The living area is 79 m² according to the agent, while the BAG registration lists 82 m². There is a balcony, and the home has HR glazing and a central heating boiler.
Is there a WOZ value for this property?
The WOZ value is the municipal valuation, which is used for property taxes, but it is not available here. Without it, we cannot compare the asking price to the official valuation.
What are the noise levels around this address?
According to public risk data, the noise from road traffic is 54 dB Lden, which is above the standard. Railway noise is 36 dB Lden, which is below the standard. These are area-level indications based on data from Atlas Leefomgeving, not measurements taken at the property itself.
What is the foundation risk for this home?
The foundation risk indication for this address is low, and the soil type is sand. This is based on public data and is an area-level indication, not an inspection of the specific property. The home was built in 1961, but no conclusions about the actual foundation condition are drawn from that.
What are the climate risks for this location?
For climate, pluvial flooding at heavy rain is elevated, while the current flood risk is low and the risk for 2050 is also low. Heat stress is currently low, but is expected to be medium by 2050. These are area-level indications from the Klimaateffectatlas, not specific to this home.
Which supermarkets are nearby?
The nearest supermarket is Albert Heijn, just around the corner at 385 metres. There is also an AH to go at 424 metres, and Boni, Dekamarkt and Lidl are all within a ten-minute walk. In total, there are 33 supermarkets within 5 km.
What schools are in the area?
There are several schools within a short distance. Montessori Kindcentrum Apeldoorn is a couple of streets away at 674 metres, and PCBO Koningin Wilhelmina is at 847 metres. There is also Gentiaan College - Travo, a secondary special education school, at 638 metres.
How is the public transport in this area?
The bus stop Apeldoorn, Hoofdstraat is right on your doorstep, with lines 1, 10, 12, 21, 43, 108, 206, 302, 519 and 802. Apeldoorn train station is 410 metres away, about a ten-minute walk. This makes it easy to get around without a car.
What is the neighbourhood like?
The Binnenstad is a very urban area with a high address density. It has about 6,020 inhabitants, and 66% of households are single-person. Residents across the municipality give an average score of 7.32, with one saying it is 'very calm' and another mentioning some issues with traffic and dog owners. The crime figure is 1,163 total offences, which you can interpret as you see fit.
Experiences from Binnenstad
How residents experience their neighbourhood
A lot of nuisance from drug use and drug waste. Cyclists in pedestrian area.
Auto-translated to English by AIStatistics for Binnenstad
Figures on residents, liveability and the housing market
| Sale price | €426,770 | €369,500 |
|---|---|---|
| Sale per m² | €4,329 | – |
| Rent price | €1,123 p/m | €1,032 p/m |
| Rent per m² | €15 p/m | – |
Experiences from Centrum
How residents experience their district
A lot of nuisance from drug use and drug waste. Cyclists in pedestrian area.
Auto-translated to English by AIStatistics for Centrum
Figures on residents, liveability and the housing market
| Sale price | €453,877 | €406,518 |
|---|---|---|
| Sale per m² | €4,290 | – |
| Rent price | €1,135 p/m | €1,047 p/m |
| Rent per m² | €16 p/m | – |
Experiences from Apeldoorn
How residents experience their municipality
Very calm environment with very friendly people
Auto-translated to English by AIA simple neighbourhood but nowadays everything is being crammed into vacant houses. Families that mess up the front and back gardens. This has been reported several times but the housing association thinks it's fine and doesn't consider the neighbours. A school with a lot of traffic nuisance and dog owners who walk their dogs on a children's playground without cleaning up. There is also dealing on the school grounds in the dark evenings and it takes a while before the police or enforcement arrive.
Auto-translated to English by AINeighbourhood is nicely quiet
Auto-translated to English by AIused to be a fine area but for a few years now the living pleasure and safety in the neighbourhood have been declining a lot. drug dealing in the evening with a lot of noise and parking nuisance
Auto-translated to English by AII've lived here for 55 years now, but it's not getting any nicer. In the beginning it was good living. I live alone now; both my parents died here. I was allowed to stay, but now I live among very different kinds of people. I would like to leave, but the housing association sets so many requirements that I'll probably end up staying.
Auto-translated to English by AIEveryone does their best in this beautiful neighbourhood, just like the shopping centre de Eglantier around the corner. I have lived in de Warenargaarde for more than 20 years and am very satisfied, peace and hope that we may have it for a long time together with our neighbours.
Auto-translated to English by AIA beautiful quiet area with lots of nature nearby.
Auto-translated to English by AII have only had bad experiences with the neighbourhood. And it is very unsafe because of drug addicts. And the municipality does nothing except point fingers at each other. The community is also nothing, we have very little greenery. Only accessible by car. And furthermore no public transport nearby and no shops in the area.
Auto-translated to English by AIStatistics for Apeldoorn
Figures on residents, liveability and the housing market
| Sale price | €517,784 | €473,899 |
|---|---|---|
| Sale per m² | €3,897 | – |
| Rent price | €1,216 p/m | €1,182 p/m |
| Rent per m² | €16 p/m | – |
Location and amenities
Hofstraat 83, Apeldoorn
Risks and environmental factors
Noise, foundation and climate around this address
Noise levels
Foundation risk
Rainwater flooding
Flooding
Heat stress
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