Kapelhof 55
Westerwatering Zuid, Zaanstad
AreaA bright apartment in Westerwatering Zuid
This third-floor apartment on Kapelhof 55 sits in Westerwatering Zuid, a residential pocket of Zaandam where the streets are quiet and the views are open. Built in 1990, the home has an efficient energy label A, which means you can expect modest energy costs. With an asking price of €389,000, the price sits 37% below the average asking price of €616,833 in the neighbourhood, which puts it on the low side compared with the local market. The living area of 87 m² is 39% smaller than the neighbourhood average of 143 m², and the price per m² of €4,471 reflects that. For context, the asking price is in line with what you would expect for apartments in Zaanstad.
Inside the home
The apartment spans a single floor and includes three rooms, two bedrooms and one bathroom. The agent lists the living area at 87 m², while the BAG registration records 86 m². There is a balcony, and the home sits on the third floor with a free view over the residential area. According to the agent, the insulation covers the roof, walls and floor, with double glazing throughout, and heating runs on a combi boiler. The property is municipal leasehold, with an annual ground rent, and the homeowners' association fee is €220.49 per month.
Life in Westerwatering Zuid
The neighbourhood is home to around 4,850 people, and most of the housing stock consists of single-family homes, with 76% owner-occupied. Residents across the municipality of Zaanstad give their living environment an average score of 7.15, based on 57 reviews. One resident describes a quiet area with many young families and a pleasant, relaxed atmosphere, where people treat each other with respect. Another resident, writing about Zaandam more broadly, mentions the smell of chocolate from the local cocoa factories on certain winds, and recommends the peninsula De Hemmes for sunset walks with views of the Zaanse Schans windmills. The crime figure for the area stands at 128 recorded incidents, which you can interpret as you see fit. The Westerwatering Zuid neighbourhood has 18 homes currently for sale, with an average asking price of €616,833.
Amenities and transport
Daily errands are well covered. An Albert Heijn is just around the corner, with another Albert Heijn and an Aldi a couple of streets away. Daltonschool De Westerkim, a primary school, is a five-minute walk, and Compaen vmbo for secondary education is also within walking distance. The GP practice Huisartsenpraktijk Nieuwendam is a couple of streets away, and Apotheek Romijn Zaandam is nearby too. Bus stop Zaandam, Spoorstrip is on your doorstep with lines 63 and 64, and Zaandam train station is a ten-minute walk. The Zaans Medisch Centrum hospital is about a ten-minute walk further out. The municipality of Zaanstad offers a range of amenities across its towns and villages.
WOZ and address data
The WOZ value is not stated in the available data, so no comparison with the asking price or historical development can be made here. The address-level risk data from public sources (Atlas Leefomgeving, KCAF, Klimaateffectatlas) gives area-level indications, not an inspection of this specific home. The foundation risk indication is low, though the soil is peat, which is sensitive to settlement. Noise from road traffic is 48 dB Lden, from rail traffic 36 dB Lden and from air traffic 44 dB Lden, all below the relevant noise standards. For climate, pluvial flooding risk is low, flood risk is low now and in 2050, and heat stress is low now but medium by 2050.
Source and agent
At the time of writing, the home is offered via multiple channels, including KRK Makelaars and KRK Makelaars Zaandam, with listings on Funda and Dynamis as well.
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Frequently asked questions
About Kapelhof 55, Zaandam
How does the asking price compare with other homes in Westerwatering Zuid?
The asking price of €389,000 is 37% below the average asking price of €616,833 in the neighbourhood. The average price per m² in the neighbourhood is €4,480, while this home is listed at €4,471 per m². The living area of 87 m² is 39% smaller than the neighbourhood average of 143 m², which partly explains the lower absolute price.
What is the layout of this apartment?
The apartment has three rooms, two bedrooms and one bathroom, all on a single floor. It sits on the third floor with a balcony and a free view over the residential area. The agent lists the living area at 87 m², while the BAG registration records 86 m². The volume of the home is 275 m³.
What is the energy label and what does it mean for costs?
The energy label is A, which is an efficient label, so you can expect relatively modest energy costs. The agent states the home has roof, wall and floor insulation with double glazing, and heating runs on a combi boiler. These features support the efficient label, though the label itself is the official rating.
What is the ownership situation for this property?
The property is municipal leasehold, described as municipal ownership subject to ground rent. This means the land is owned by the municipality and you pay an annual ground rent. The homeowners' association fee is €220.49 per month, which covers the shared costs of the building.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public risk data. The soil type is peat, which is noted as sensitive to settlement, but this is an area-level indication rather than an inspection of this specific home. The data comes from sources such as Atlas Leefomgeving and KCAF.
What are the noise levels around this address?
The noise levels at this address are all below the relevant standards. Road traffic noise is 48 dB Lden, rail traffic noise is 36 dB Lden and air traffic noise is 44 dB Lden, based on 2022 and 2023 reference years. These are area-level indications from public data, not measurements taken at the property itself.
What is the flood and heat risk for this location?
The pluvial flooding risk is low, and the flood risk is low both now and in 2050. Heat stress is currently low but is indicated as medium by 2050. These are area-level indications from the Klimaateffectatlas, based on climate models, and do not constitute an assessment of this specific property.
Which supermarkets are closest to Kapelhof 55?
An Albert Heijn is about 531 metres away, which is a five-minute walk. A second Albert Heijn is at 696 metres, and an Aldi is at 826 metres. There is also an AH to go at 707 metres. In total, 35 supermarkets are within five kilometres of the address.
What schools are near this apartment?
Daltonschool De Westerkim, a primary school, is about 494 metres away. Openbare Basisschool Et Buut is at 560 metres, and Openbare basisschool Het Eiland at 745 metres. For secondary education, Compaen vmbo is at 559 metres. Dynamica Onderwijs, a special secondary school, is at 556 metres.
How is the public transport connection from this address?
Bus stop Zaandam, Spoorstrip is 178 metres away and serves lines 63 and 64. Two other stops, Zaandam, Gaasperdamstraat and Zaandam, Durgerdamstraat, are within 443 metres. Zaandam train station is 667 metres away, which is about a ten-minute walk.
What do residents say about living in this area?
Residents across the municipality of Zaanstad give an average score of 7.15, based on 57 reviews. One resident describes a quiet area with young families and a pleasant, relaxed atmosphere. Another mentions the smell of chocolate from local cocoa factories and recommends De Hemmes for sunset walks. These reviews describe the wider municipality, not specifically Westerwatering Zuid.
What is the neighbourhood like in terms of demographics?
Westerwatering Zuid has around 4,850 residents. The average household size is 2.4, and 44% of households have children. The age spread is fairly even, with 31% aged 45 to 65 and 26% aged 25 to 45. The housing stock is predominantly single-family homes, with 76% owner-occupied.
