A bright apartment in Velserbroek
This apartment on Maan Bastion 306 sits in the Bastionbuurt, a residential area in Velserbroek where the streets are quiet and the pace is relaxed. The home is part of a building from 1990, and with an energy label A it is an efficient place to live. The asking price is €450,000, and it is the most expensive of the three homes currently for sale in this neighbourhood. For a sense of what this price buys you, it helps to look at apartments in Velsen as a whole.
The home itself
The apartment covers one floor and has three rooms, including two bedrooms and one bathroom. The living area is listed as 70 m² by the agent, while the BAG registration records 69 m². The home is on the second living floor and is offered in full ownership. According to the agent, the insulation includes roof insulation, double glazing, wall insulation and floor insulation, and the home is heated with a central heating boiler. There is a homeowners' association fee of €270 per month.
Life in the Bastionbuurt
Residents of the wider district of Velserbroek give their surroundings an average score of 7.06, based on three reviews. One resident describes it as a cosy, more middle-class neighbourhood, with many places where children can play and where only sweet, decent people live. Another notes that there are bungalow houses that are easily liveable for the elderly, alongside about seven playgrounds for children, and a primary school with a retirement home opposite. A third resident mentions nice neighbours, all the shops you need, and public transport and main roads nearby, though they add that the village has no soul. The neighbourhood itself has around 2,200 residents, with a notable share of people aged 65 and over. For more on the area, you can read about the Bastionbuurt neighbourhood.
Amenities and transport
The Dekamarkt supermarket is on your doorstep, just 95 metres away, and the Vomar is just around the corner. For primary education, Openbare Basisschool De Pionier is a couple of streets away, and there are several other primary schools within a short walk. The GP practice Huisartsencentrum Velserbroek is just around the corner, with Apotheek Velserbroek BV nearby. Bus stops on the Vromaadweg and at Velserbroek Centrum are just around the corner, served by lines 3, 73, 244 and N80, and the train station Driehuis is about a ten-minute walk away. The hospital Spaarne Gasthuis Haarlem-Noord is a couple of streets away. This is all part of the municipality of Velsen.
WOZ value and address data
The WOZ value for this home is €428,000, based on the reference date 1 January 2025. The asking price is 5% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 48%, from €290,000 to €428,000. As for the address, the noise level from road traffic is 52 dB Lden, which is above the noise standard, while railway and aircraft noise are below their standards. The foundation risk indication is low, though the soil is clay, which is sensitive to settlement. For climate, the indications are low for pluvial flooding, medium for flood risk now and in 2050, and medium for heat stress now and in 2050. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Hugtenburg & de Vries Makelaars en Taxateurs.
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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 Maan Bastion 306, Velserbroek
How does the asking price compare with the WOZ value?
The asking price of €450,000 is 5% above the WOZ value of €428,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The price per square metre, based on the agent's listed area of 70 m², comes to €6,429.
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 as 70 m², while the BAG registration records 69 m². The home is on the second living floor and is offered in full ownership.
What does the energy label A mean for this home?
Energy label A is an efficient label, which means the home is likely to have relatively low energy costs compared with less efficient labels. According to the agent, the insulation includes roof insulation, double glazing, wall insulation and floor insulation, and the home is heated with a central heating boiler.
What is the homeowners' association fee?
The homeowners' association fee is €270 per month. This fee is paid to the VvE (homeowners' association) and typically covers shared costs such as maintenance of the common areas and the building's exterior.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public risk data. The soil is clay, which is sensitive to settlement. This is an area-level indication based on open data, not an inspection of this specific home.
What are the noise levels around this home?
The noise level from road traffic is 52 dB Lden, which is above the noise standard. Railway noise is 25 dB Lden and aircraft noise is 46 dB Lden, both below their respective standards. These figures come from public data for the address and are area-level indications.
What supermarkets are nearby?
The Dekamarkt is just 95 metres away, and the Vomar is 203 metres away. There are also other supermarkets within a few kilometres, including another Dekamarkt at 987 metres and a PLUS at 1,937 metres. This makes daily grocery shopping very convenient.
Which schools are close to this apartment?
Openbare Basisschool De Pionier is 333 metres away, and several other primary schools are within about 400 metres, including De Rozenbeek, De Beekvliet and Basisschool De Hoeksteen. For secondary education, the nearest school is about 3 kilometres away.
What public transport options are available?
Bus stops on the Vromaadweg and at Velserbroek Centrum are within about 200 metres, served by lines 3, 73, 244 and N80. The nearest train station is Driehuis, about 1.8 kilometres away. This gives access to both local and regional transport.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value rose by 48%, from €290,000 to €428,000. The value increased each year, with a slight dip in 2024 before rising again in 2025. This reflects the general trend in the area, though past performance is not a guarantee for the future.
