A bright apartment in the heart of Abcoude
Kerkgaarde 13 is a well-kept apartment in the centre of Abcoude, part of the Abcoude-Noordoost neighbourhood in the municipality of De Ronde Venen. The home sits on the second floor of a building from 2003, with an open setting in a residential area. With a price of €550,000, this is the most affordable of the ten homes currently for sale in the neighbourhood, and it sits well below the average asking price of €1,810,000. Compared to other [apartments in De Ronde Venen], this asking price is on the high side relative to the home's size.
Inside the home
This apartment offers three rooms, including two bedrooms and one bathroom, spread over two floors. The living area is listed at 87 m² by the agent, while the BAG registration records 86 m². The home has a balcony and is fully insulated, with roof, wall and floor insulation as well as HR glazing. Heating is provided by a central heating boiler, and the property is in full ownership. The monthly homeowners' association fee is €295.
The Abcoude-Noordoost neighbourhood
Abcoude-Noordoost is a quiet, family-friendly part of town, according to residents. One resident describes the area as very quiet with a school nearby and many friendly neighbours. Another mentions the greenery but notes that traffic often exceeds the 30 km/h limit. Across the municipality of De Ronde Venen, residents give an average score of 7.53 out of 10, based on nine reviews. The neighbourhood has around 3,000 residents, with a mix of ages and household types. For more on the area, see [the Abcoude-Noordoost neighbourhood].
Amenities and transport
Daily errands are easy from this address. The Albert Heijn is on your doorstep, with the PLUS just around the corner. Two primary schools, Piet Mondriaan and KBs Pius, are a couple of streets away. The GP practice Achter de Kerk is on your doorstep, and the pharmacy is a five-minute walk. Bus stops at Dr. van Doornplein and Hoogstraat, served by lines M and 120, are just around the corner, and Abcoude train station is a ten-minute walk. The municipality of De Ronde Venen offers a pleasant balance of village life and access to the wider region.
WOZ value and address data
The WOZ value of this home is €489,000, based on the reference date of 1 January 2025. The asking price is 12% above this value. Between 2020 and 2025, the WOZ value rose by 59%, from €307,000 to €489,000. As for the address, the noise level from road traffic is 52 dB Lden, which is above the standard, while rail and air traffic noise remain below the norm. The foundation risk indication is low, though the clay soil is sensitive to settling, and 1% of properties in the area have an elevated risk of pile rot. Pluvial flooding risk is medium, as is the flood risk for both the current situation and 2050. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via two channels, both through VlaanderenMeybaum Makelaars o.g.
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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 Kerkgaarde 13, Abcoude
How does the asking price compare to other homes in the neighbourhood?
The asking price of €550,000 is the lowest among the ten homes currently for sale in Abcoude-Noordoost. The average asking price in the neighbourhood is €1,810,000, so this apartment sits about 70% below that figure. The median price is €1,450,000. The price per square metre, based on the agent's listed area of 87 m², comes to €6,322.
What is the layout of this apartment?
The apartment has three rooms in total: two bedrooms and one bathroom, spread over two floors. The living area is 87 m² according to the agent, while the BAG registration records 86 m². The home also has a balcony. It is located on the second floor of the building.
What is the WOZ value of this property?
The WOZ value is €489,000, with a reference date of 1 January 2025. The asking price of €550,000 is 12% above this value. Over the past five years, the WOZ value has increased by 59%, from €307,000 in 2020 to €489,000 in 2025.
What are the noise levels like at this address?
The road traffic noise level is 52 dB Lden, which is above the noise standard, based on 2022 data. Rail traffic noise is 40 dB Lden and air traffic noise is 46 dB Lden, both below the standard. These are area-level indications from public data, not measurements taken at the property itself.
What is the foundation risk for this home?
The foundation risk indication for this address is low. The soil is clay, which is sensitive to settling, and according to the Klimaateffectatlas, 1% of properties in the area have an elevated risk of pile rot. This is an area-level indication based on public data, not an inspection of this specific home.
What are the flood and climate risks at this address?
The pluvial flooding risk is medium, meaning there is a moderate chance of water nuisance during heavy rain. The flood risk is also medium for both the current situation and for 2050. Heat stress is currently low but is expected to become medium by 2050. These are area-level indications from the Klimaateffectatlas.
Which supermarkets are closest to this apartment?
The Albert Heijn is the nearest supermarket, just 116 metres away, followed by the PLUS at 271 metres. A Jumbo is located about 2.4 kilometres away. In total, there are 17 supermarkets within a five-kilometre radius of the home.
What schools are near this property?
Two primary schools are within easy reach: Piet Mondriaan at 241 metres and KBs Pius at 323 metres. Christelijk NAT Basisschool Abcoude is 521 metres away. For secondary education, the nearest school is about 4.5 kilometres from the home.
How is the public transport connection from this address?
The nearest bus stop is Abcoude, Dr. van Doornplein, at 117 metres, served by lines M and 120. Two other stops on the same lines are within 300 metres. Abcoude train station is 739 metres away, about a ten-minute walk.
What is the energy label of this home?
The energy label is A, which is an efficient label. The home is fully insulated according to the agent, with roof, wall and floor insulation as well as HR glazing. Heating is provided by a central heating boiler.
What do residents say about living in this area?
Residents of the municipality of De Ronde Venen give an average score of 7.53 out of 10, based on nine reviews. One resident describes the area as very quiet and family-friendly, with a school nearby and friendly neighbours. Another mentions the greenery but notes that traffic often exceeds the speed limit. These reviews cover the wider municipality, not specifically this neighbourhood.
