Kerkgaarde 13
Abcoude-Noordoost, De Ronde Venen
AreaA bright apartment in the heart of Abcoude
Kerkgaarde 13 sits in the centre of Abcoude, in a residential area with an open setting. This apartment on the second floor was built in 2003 and carries an efficient energy label A. With a price of €550,000, it is the cheapest of the 10 homes currently for sale in this neighbourhood, and the asking price sits 70% below the neighbourhood average of €1,810,000. That puts it on the low side compared with the local market, and it is also well below the average for apartments in De Ronde Venen.
Inside the home
This apartment spans two floors and has three rooms, including two bedrooms and one bathroom. The living area is listed as 87 m² by the agent, while the BAG registration records 86 m². The home has full ownership, a balcony, and is fully insulated with roof, wall and floor insulation plus HR glazing. Heating runs on a central heating boiler. There is a homeowners' association fee of €295 per month.
Life in Abcoude-Noordoost
Residents across the municipality of De Ronde Venen give their living environment an average score of 7.53, based on nine reviews. One resident describes the area as very quiet and family-friendly, with a school nearby and many friendly neighbours. Another mentions a beautiful, green neighbourhood but notes that traffic often drives much too fast despite the 30 km/h limit. The neighbourhood itself has around 3,000 residents, and a quarter of the homes were built after 2010. For a closer look at what this part of town is like, the Abcoude-Noordoost neighbourhood page has more detail.
Amenities and transport
Daily errands are easy from here. The Albert Heijn is on your doorstep, and the PLUS is just around the corner. The nearest primary school, Piet Mondriaan, is a couple of streets away, as is the GP practice Achter de Kerk. 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 more on the wider area, including the municipality of De Ronde Venen.
WOZ value and address data
The WOZ value for this home is €489,000, with a reference date of 1 January 2025. The asking price is 12% above that WOZ value. Between 2020 and 2025, the WOZ value rose by 59%, from €307,000 to €489,000. As for the address itself, road traffic noise is measured at 52 dB Lden, which is above the noise standard, while rail and air traffic noise stay below their standards. The foundation risk indication is low, though the clay soil is noted as sensitive to settling, and 1% of properties in this area have an elevated risk of pile rot. These are area-level indications from public data, not an inspection of this specific home. Pluvial flooding risk is medium, as is flood risk now and in 2050, while heat stress is currently low but medium by 2050.
Source
At the time of writing, the home is offered via multiple channels, including 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 Abcoude-Noordoost?
The asking price of €550,000 is the lowest among the 10 homes currently for sale in this neighbourhood. It sits 70% below the neighbourhood average asking price of €1,810,000. The average price per m² in the neighbourhood is €8,779, while this home is listed at €6,322 per m² based on the agent's floor area of 87 m².
What is the layout of this apartment?
The apartment spans two floors 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 is fully insulated with roof, wall and floor insulation plus HR glazing. Heating is provided by a central heating boiler.
What is the WOZ value of this home?
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 five years from 2020 to 2025, the WOZ value increased by 59%, from €307,000 to €489,000.
What are the noise levels around this address?
Road traffic noise at this address is measured at 52 dB Lden, which is above the noise standard. Rail traffic noise is 40 dB Lden and air traffic noise is 46 dB Lden, both below their respective standards. These figures come from public data at address level and are indications for the area, not measurements taken inside the home.
What is the foundation risk for this property?
The foundation risk indication for this address is low. The soil is clay, which is noted as sensitive to settling, and 1% of properties in this area have an elevated risk of pile rot according to the Klimaateffectatlas. This is an area-level indication from public data, not an inspection of this specific home.
What supermarkets are near this apartment?
The Albert Heijn is on your doorstep at about 116 metres, and the PLUS is just around the corner at 271 metres. The Jumbo is further away at about 2.4 km. Within a 5 km radius there are 17 supermarkets in total.
Which schools are close to Kerkgaarde 13?
The nearest primary school is Piet Mondriaan, about 241 metres away. KBs Pius is at 323 metres, and Christelijk NAT Basisschool Abcoude is at 521 metres. There are 31 schools within a 5 km radius. The nearest secondary school is about 4.5 km away.
How is the public transport connection from this home?
The bus stop at Dr. van Doornplein is about 117 metres away and is served by lines M and 120. The Hoogstraat stop is at 256 metres with the same lines. Abcoude train station is about 739 metres away, roughly a ten-minute walk.
What do residents say about living in this area?
Residents across the municipality of De Ronde Venen give their living environment an average score of 7.53, based on nine reviews. One resident describes the area as very quiet and family-friendly, with a school nearby and friendly neighbours. Another mentions a beautiful, green neighbourhood but notes that traffic often drives much too fast despite the 30 km/h limit.
What is the energy label of this apartment?
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 and HR glazing. Heating is provided by a central heating boiler.
