Hofstraat 95
Binnenstad, Apeldoorn
AreaA calm apartment in the heart of Apeldoorn
This third-floor apartment on Hofstraat sits in the Binnenstad, the lively centre of Apeldoorn, yet the setting is described as a quiet road with a free view. Built in 1961, the home offers 78 square metres of living space according to the agent, with an energy label B. At €319,500, the asking price is 25% below the average asking price of €426,770 for homes in this neighbourhood, which puts it on the favourable side of the local market. For context, the average price per square metre in the neighbourhood is €4,329, while this home comes in at €4,096 per square metre. If you are weighing up options, it is worth comparing with other [apartments in Apeldoorn]( /koopwoningen/apeldoorn/appartementen/).
Inside the home
The apartment has three rooms, including two bedrooms and one bathroom, all on a single floor. The agent lists the living area at 78 square metres, while the BAG registration records 82 square metres. There is a balcony, and the home comes with roof and wall insulation, plus a central heating boiler. It is offered as full ownership, with an HOA fee of €206 per month. The total volume is 281 cubic metres.
Life in the Binnenstad
Residents across the municipality of Apeldoorn give their living environment an average score of 7.32, based on 72 reviews. One resident describes the area as a calm and relaxed environment with very friendly people. Another notes that the neighbourhood is nicely quiet. However, a third review paints a more mixed picture, mentioning families who do not maintain their gardens, traffic nuisance near a school, and dog owners who do not clean up after their pets on a children's playground. The Binnenstad itself is a compact urban area with 6,020 inhabitants, and a large share of households are single-person homes. [The Binnenstad neighbourhood]( /buurt/binnenstad-apeldoorn/) is one of the more densely populated parts of Apeldoorn.
Amenities and transport
Daily errands are easily done on foot. The Albert Heijn is just around the corner, and the pharmacy is practically on your doorstep. A GP practice is a couple of streets away. For schools, the Montessori Kindcentrum Apeldoorn is a ten-minute walk, and the Gentiaan College is a bit closer. Public transport is well within reach: the bus stop at Hoofdstraat is on your doorstep, with lines 1, 10, 12, 21, 43, 108, 206, 302, 519 and 802. The train station in Apeldoorn is a five-minute walk away. For a wider view of the area, [the municipality of Apeldoorn]( /gemeente/apeldoorn/) offers plenty of options.
WOZ value and address data
The WOZ value of the home is €267,000, based on the reference date of 1 January 2025. The asking price is 20% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 57%, from €170,000 to €267,000. As for the address itself, the road traffic noise level is 54 dB Lden, which is above the noise standard, while railway noise is 35 dB Lden, below the standard. The foundation risk indication is low, and the soil type is sand. For climate risks, pluvial flooding and current flood risk are both low, while heat stress is expected to be medium by 2050. These are area-level indications based on public data, not an inspection of this specific home.
Source
At the time of writing, the home is offered via Streppel & Bussink Makelaardij, and it is also listed on Funda through the same agent.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
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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 95, Apeldoorn
How does the asking price compare to the WOZ value?
The asking price of €319,500 is 20% above the WOZ value of €267,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The difference between the asking price and the WOZ value is a fact about the listing, and what it means for negotiations is up to you to interpret.
What is the layout of this apartment?
The apartment has three rooms in total, including two bedrooms and one bathroom, all on a single floor. The agent lists the living area at 78 square metres, while the BAG registration records 82 square metres. There is a balcony, and the home is on the third floor. The total volume is 281 cubic metres.
What is the energy label and what does it mean for costs?
The home has energy label B, which is an efficient label. This means the energy costs are likely to be relatively moderate compared to less efficient labels. The agent also notes that the home has roof and wall insulation, which can contribute to keeping the home warm in winter and cool in summer. The exact energy costs depend on your usage and energy prices.
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, which is generally stable. This is an area-level indication based on public data sources, not an inspection of this specific home. The home was built in 1961, which is a fact about its age, but no conclusions about the foundation condition should be drawn from that alone.
What amenities are within walking distance?
The pharmacy is practically on your doorstep, and the Albert Heijn supermarket is just around the corner. A GP practice is a couple of streets away. For schools, the Montessori Kindcentrum Apeldoorn is a ten-minute walk, and the Gentiaan College is a bit closer. The bus stop at Hoofdstraat is on your doorstep with multiple lines, and the train station is a five-minute walk away.
What is the neighbourhood like?
The Binnenstad is a compact urban area with 6,020 inhabitants, and a large share of households are single-person homes. Residents across the municipality of Apeldoorn give their living environment an average score of 7.32, based on 72 reviews. One resident describes the area as calm and relaxed with friendly people, while another notes it is nicely quiet. A third review mentions some issues with garden maintenance and traffic nuisance near a school.
How does the price per square metre compare to the neighbourhood?
The asking price per square metre is €4,096, based on the agent's listed living area of 78 square metres. The average asking price per square metre in the Binnenstad is €4,329. So this home is priced slightly below the neighbourhood average per square metre. The average asking price for homes in the neighbourhood is €426,770, while this home is listed at €319,500.
What is the noise situation at this address?
The road traffic noise level at this address is 54 dB Lden, which is above the noise standard. Railway noise is 35 dB Lden, which is below the standard. These are area-level indications based on public data, not measurements taken at the property itself. The home is described as being on a quiet road, which is the agent's description of the setting.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value of this home rose by 57%, from €170,000 to €267,000. The most recent value was set on 1 January 2025. This development reflects the general trend in the local housing market, but the WOZ value is a municipal valuation for tax purposes, not an indication of what the home would sell for on the open market.
What is the HOA fee and what does it cover?
The HOA fee for this apartment is €206 per month. The listing does not specify what this fee covers. Typically, an HOA fee for an apartment building covers shared costs such as building insurance, maintenance of common areas, and sometimes a reserve fund for future repairs. The exact coverage depends on the homeowners' association and its budget.
