Kerkgaarde 14
Abcoude-Noordoost, De Ronde Venen
NeighbourhoodA bright apartment in the heart of Abcoude
Kerkgaarde 14 is a modern apartment in Abcoude-Noordoost, a neighbourhood in the town of Abcoude, part of the municipality of De Ronde Venen. Built in 2003, this home sits in a lively setting, right in the centre and within a residential area. With an asking price of €550,000, it is the most affordable of the ten homes currently for sale in this neighbourhood, and it sits well below the average asking price of €1,810,000. Compared to other apartments in De Ronde Venen, this price is on the low side, reflecting its smaller size.
Inside the home
This apartment spans two floors and includes three rooms, two bedrooms, and one bathroom. The living area is listed at 85 m² by the agent, while the BAG registration records 86 m². The home is fully insulated, with roof, wall, and floor insulation, as well as double glazing. It features a central heating boiler and a balcony. The property is on the second floor and is offered as full ownership. The monthly homeowners' association fee is €296.83.
Life in Abcoude-Noordoost
Abcoude-Noordoost is a quiet, family-friendly area, according to residents of the municipality of De Ronde Venen, who give their living environment an average score of 7.53. One resident says: "The neighbourhood is very quiet and family-friendly, there is also a school nearby and there are many friendly neighbours." Another mentions: "Beautiful neighbourhood, lots of greenery, much too fast driving by all traffic." These reviews reflect the wider municipality, not just this neighbourhood. The area has a mix of ages, with a notable share of residents over 65. For more details, see the Abcoude-Noordoost neighbourhood.
Amenities and transport
Daily errands are easy from here. The Albert Heijn is on your doorstep, and the PLUS is just around the corner. Primary schools like Piet Mondriaan and KBs Pius are a couple of streets away. The GP practice, Huisartsenpraktijk Achter de Kerk, is practically next door, and the pharmacy is a short walk. For public transport, the bus stop at Dr. van Doornplein is on your doorstep, with lines M and 120. The train station in Abcoude is a ten-minute walk. All this is part of the municipality of De Ronde Venen.
WOZ value and address data
The WOZ value of this home is €489,000, based on the reference date 1 January 2025. The asking price is 12% above this value. Over the past five years, the WOZ value has risen by 59%, from €307,000 in 2020 to €489,000 in 2025. Regarding the address, the noise level from road traffic is 52 dB Lden, which is above the standard, while railway and air traffic noise are below the norm. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. The pluvial flooding risk is medium, as is the current flood risk. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, this 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 14, 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 this neighbourhood is €1,810,000, so this apartment is priced well below that. However, the living area is also smaller than average, at 85 m² compared to the neighbourhood average of 195 m². The price per square metre is €6,471, based on the agent's listing.
What is the layout of this apartment?
This apartment has three rooms in total, including two bedrooms and one bathroom. It is spread over two floors and is located on the second floor. The living area is 85 m² according to the agent, while the BAG registration records 86 m². The home also has a balcony. The volume of the property is 282 m³.
What is the WOZ value of this home?
The WOZ value is €489,000, based on the 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. This reflects the general upward trend in property values in the area.
What are the noise levels like at this address?
According to public data, the noise level from road traffic at this address is 52 dB Lden, which is above the Dutch standard. Railway noise is 40 dB Lden, and air traffic noise is 46 dB Lden, both below the standard. These are area-level indications based on the 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. However, the soil consists of clay, which is sensitive to settling. According to the Klimaateffectatlas, 1% of properties in this neighbourhood have an elevated risk of pile rot. This is an area-level indication and does not constitute an inspection of this specific home.
What supermarkets are nearby?
There are several supermarkets within easy reach. The Albert Heijn is just 122 metres away, and the PLUS is 281 metres away. A Jumbo is located at a distance of 2.4 kilometres. Within a five-kilometre radius, there are 17 supermarkets in total, so you have plenty of options for your daily groceries.
Which schools are close to this apartment?
Several primary schools are nearby. Piet Mondriaan is 254 metres away, KBs Pius is 334 metres away, and Christelijk NAT Basisschool Abcoude is 514 metres away. For secondary education, the nearest school is 4.5 kilometres away. There are also childcare facilities at a distance of 400 metres.
What public transport options are available?
The nearest bus stop is Abcoude, Dr. van Doornplein, just 126 metres away, served by lines M and 120. Other stops on the same lines are at Hoogstraat (246 metres) and Broekzijdselaan (302 metres). The train station in Abcoude is 749 metres away, offering rail connections.
What is the neighbourhood like?
Abcoude-Noordoost is a residential area with about 3,005 inhabitants. The average household size is 2.1 people. Residents of the municipality of De Ronde Venen rate their living environment with an average score of 7.53. One resident describes the neighbourhood as quiet and family-friendly, while another mentions that traffic sometimes drives too fast. These reviews reflect the wider municipality, not just this neighbourhood.
Is there a homeowners' association fee?
Yes, there is a monthly homeowners' association (VvE) fee of €296.83. This fee typically covers the maintenance of common areas and the building's shared facilities.
Statistics for Abcoude-Noordoost
Figures on residents, liveability and the housing market
| Sale price | €1,810,000 | €1,450,000 |
|---|---|---|
| Sale per m² | €8,779 | – |
| Rent price | €2,000 p/m | €2,000 p/m |
| Rent per m² | €34 p/m | – |
Statistics for Abcoude
Figures on residents, liveability and the housing market
| Sale price | €1,463,714 | €1,110,119 |
|---|---|---|
| Sale per m² | €7,535 | – |
| Rent price | €4,188 p/m | €4,188 p/m |
| Rent per m² | €29 p/m | – |
Experiences from De Ronde Venen
How residents experience their municipality
Very antisocial next to me.
Auto-translated to English by AIThe neighbourhood is very quiet and family-friendly, there is also a school nearby and there are many friendly neighbours.
Auto-translated to English by AIBeautiful neighbourhood, lots of greenery, much too fast driving by all traffic, the maximum speed is only 30 km/h and is hugely exceeded in some places. Behind houses, 3 cars regularly come a few times a week and according to residents, drugs are traded, judging by the packaging left behind. Children play there, but the police do not check despite various reports and video footage that have been offered to the police.
Auto-translated to English by AIThe neighbourhood looks good with various beautiful and nice houses. The number of playing children is increasing, but for them it is very unsafe because the through road Viergang, where a maximum speed of 30 km/h applies, is used as a racetrack by cars, trucks and mopeds. Sometimes there is an electronic speed display, where very often speeds that the user considers normal, such as 60 to even 90 km per hour, are achieved. I have observed this myself when I monitored the speed registration for a while, but no results of the registration findings ever come out. I have often complained about this, but to no avail. My preference is therefore to put many more stickers and signs along and on the road and more higher speed bumps. Also on various remote parking lots behind residential blocks, we have various cars gathering in the evening hours between 10:00 PM and 12:00 AM on Tuesdays and Fridays, and we see on camera that multiple people get into one car and later disappear in all directions, and this happens every week. We have reported this to the police, but as far as we know, nothing has ever been checked about what the youth are up to there. We as a neighbourhood find this worrying. All in all, we hope that the situation on the Viergang improves and that speed-limiting actions are taken, as well as checking what the youngsters are up to on the parking lots.
Auto-translated to English by AIFairly good experience. There are primary schools and a secondary school. This is very convenient if you are going to live here with a family. I do notice that more and more nature is disappearing, which is a shame. Also, in some places there is a lot of rubbish on the streets. The village is very convenient and is easily accessible by bus from most places. Every Thursday there is a market in the village with delicious food. During holidays there are also fun things to find in the village, such as an ice rink at Christmas and a flea market on King's Day. On King's Day there is also always a fair, which does get more expensive every year.
Auto-translated to English by AIHave been living here for about 7 years now, very safe, not much crime except during New Year's Eve.
Auto-translated to English by AIEasy to do your shopping and you can also go for a good walk. The people who live there are also very sociable and if you want something to eat or drink, you can do so in the many restaurants or cafés.
Auto-translated to English by AIPublic transport is getting worse and worse. There's always dog poop on the dyke and loads of people walking, so you often can't cycle at full speed. In the street, people live who tinker with mopeds. Guess what noise that makes. The church clock chimes every hour, and if you're unlucky and the hands are turned by a storm, then also at night. There's not really a patch of forest if you have a dog yourself. Are there good points? Yes, primary school around the corner, easily accessible by car (but then you MUST have one). Public transport to Utrecht and Bijlmer from Mijdrecht centre both exactly 1 hour by bus and train. Woerden less than an hour.
Auto-translated to English by AIStatistics for De Ronde Venen
Figures on residents, liveability and the housing market
| Sale price | €1,016,899 | €828,021 |
|---|---|---|
| Sale per m² | €5,953 | – |
| Rent price | €2,658 p/m | €2,654 p/m |
| Rent per m² | €20 p/m | – |
Location and amenities
Kerkgaarde 14, Abcoude
Risks and environmental factors
Noise, foundation and climate around this address
Noise levels
Foundation risk
Rainwater flooding
Flooding
Heat stress
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