A new-build apartment in Overstad
This apartment on the Noorderkade sits in Overstad, a neighbourhood in Alkmaar that is clearly in transition. The home was built in 2023 and carried an A++ energy label, an efficient label that pointed to low running costs. With a last known price of €400,000, the asking price was in line with the market, sitting 23% below the neighbourhood average asking price of €516,247. For context, that average covers all homes for sale in Overstad, and this apartment was one of the [apartments in Alkmaar] at the time on the market. This home has not been online since 6 October 2026.
The home itself
This was a two-room apartment with one bedroom, one bathroom and a single floor, covering 61 m² according to the agent. The BAG registration lists the living area as 60 m². The home has a balcony and comes with an indoor garage plus a parking space. It was fully insulated, heated by district heating and was offered in full ownership. The homeowners' association fee was €135 per month. The agent described the setting as sheltered with an unobstructed view.
Overstad
Overstad is a compact neighbourhood with around 890 residents, and the average household here is small, at 1.8 people. Residents of the municipality of Alkmaar give their living environment an average score of 7.54, based on 44 reviews. One resident says: "Woon er al sinds 2018.. hele nieuwe aanwas aan inwoners. Niet de "oude" spoorbuurt types.. hartstikke gezellige wijk met voldoende faciliteiten." Another is less positive: "Nare buurt. Veel wantrouwen tussen de bewoners. Veel geluidsoverlast dag en nacht." The reviews clearly differ, and they describe [the Overstad neighbourhood] as a place with strong opinions on both sides.
Amenities and transport
Daily errands are easy from here. The Aldi and SPAR are on your doorstep, with Ekoplaza a couple of streets away and Jumbo a five-minute walk. For primary education, the Sint Adelbertusschool is a ten-minute walk, and the Openbare Basisschool De Kennemerpoort is a similar distance. The nearest GP is Huisartsenpraktijk Nassaulaan, a ten-minute walk, and the Alphega Apotheek Kruisinga is just around the corner. Bus stop Alkmaar, Kanaalkade is on your doorstep with lines 4, 10, 123, 129, 160, 162, 350, N50 and N60, and Alkmaar train station is a ten-minute walk. The Noordwest Ziekenhuisgroep is also within walking distance, all within [the municipality of Alkmaar].
WOZ and address data
The WOZ value was €404,000 as of 1 January 2025, and the asking price sat 1% below that value. Between 2020 and 2025 the WOZ value rose by 1657%, from €23,000 to €404,000. As for the address, the noise indication for road traffic is 60 dB Lden, above the norm, while rail and air traffic noise stay below the norm. The foundation risk indication is low, and the climate indications show elevated pluvial flooding risk at heavy rain, with low flood risk now and in 2050, and medium heat stress now and in 2050. These are area-level indications from public data, not an inspection of this specific home.
Source
When this home was still on the market, it was offered via multiple channels, including Broekman Makelaars-De Mare, Broekman Makelaars-De Mare on Funda and Broekman Makelaars Heerhugowaard.
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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 Noorderkade 20G, Alkmaar
How did the asking price compare to the WOZ value?
The asking price of €400,000 was 1% below the WOZ value of €404,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The asking price was also in line with the market, sitting 23% below the average asking price of €516,247 for homes in Overstad.
What is the layout of this apartment?
According to the agent, this was a two-room apartment with one bedroom, one bathroom and one floor. The living area was 61 m² per the agent, while the BAG registration listed 60 m². The home has a balcony and comes with an indoor garage and a parking space. The volume is 210 m³.
What does the energy label A++ mean for this home?
The home has an energy label A++, which is an efficient label. The agent stated the home was fully insulated and heated by district heating. The energy label was a legal requirement that indicated the energy performance of the home, and an A++ label generally meant energy costs would be relatively low.
What is the homeowners' association fee?
The homeowners' association fee was €135 per month. This fee was paid to the VvE (homeowners' association) and typically covers shared costs such as building insurance, maintenance of common areas and sometimes a reserve fund for future maintenance. The exact coverage depends on the VvE's budget and regulations.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public data from KCAF. This is an area-level indication based on the postcode area, not an inspection of this specific home. The data also notes that 33% of buildings in this postcode area were built before 1970, which is a general characteristic of the area.
What are the noise levels around this address?
Public data shows the road traffic noise level is 60 dB Lden, which is above the Dutch noise norm. Rail traffic noise is 33 dB Lden and air traffic noise is 37 dB Lden, both below the norm. These are area-level indications from the Atlas Leefomgeving, not measurements taken at this specific home.
What supermarkets are nearby?
The Aldi and SPAR are both on your doorstep at about 169 metres. Ekoplaza is a couple of streets away at 341 metres, and Jumbo is a five-minute walk at 502 metres. There are 27 supermarkets within 5 km of this address, so there is plenty of choice for daily groceries.
How is the public transport from this apartment?
Bus stop Alkmaar, Kanaalkade is on your doorstep at 197 metres, with lines 4, 10, 123, 129, 160, 162, 350, N50 and N60. Alkmaar train station is 916 metres away, about a ten-minute walk. The bus stop Alkmaar, Zaagmolenstraat is also nearby at 263 metres with lines 4 and N50.
What do residents say about living in this area?
Residents of the municipality of Alkmaar give their living environment an average score of 7.54, based on 44 reviews. The reviews are mixed: one resident praises the neighbourhood as gezellig with young families and good facilities, while another mentions noise nuisance and distrust between residents. The reviews describe the wider municipality, not specifically Overstad.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value rose by 1657%, from €23,000 to €404,000. The value increased sharply in the early years, reaching €360,000 in 2023 and staying there in 2024, before rising to €404,000 in 2025. This reflects the municipal valuation on each reference date.
