Spoorlaan 80
Abcoude-Noordoost, De Ronde Venen
AreaA modern apartment in Abcoude-Noordoost
This apartment on Spoorlaan 80 sits in Abcoude-Noordoost, a neighbourhood where the average asking price for homes currently on the market is €1,810,000. At €749,000, this home is priced 59% below that neighbourhood average, which puts it on the sharp side of the market. The asking price also sits 2% above the WOZ value, a common position for homes in this area. For context, apartments in De Ronde Venen are part of a diverse local market.
The home itself
The apartment was built in 2008 and carries an energy label A+, an efficient label. According to the BAG registration, the living area is 143 m², which is 27% smaller than the neighbourhood average of 195 m². The agent does not provide further details about the layout, outdoor space, or installations in this listing.
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, there is also a school nearby and there are many friendly neighbours." Another resident mentions "a beautiful neighbourhood, lots of greenery," though they also note that traffic sometimes drives too fast. The neighbourhood itself has around 3,000 residents, with a mix of ages and household types. You can read more about the Abcoude-Noordoost neighbourhood to get a fuller picture.
Amenities and transport
Daily errands are well covered here. The PLUS supermarket is just around the corner, and the Albert Heijn is a couple of streets away. For primary education, KBs Pius is a five-minute walk, and Piet Mondriaan is also within walking distance. The GP practice Huisartsenpraktijk Achter de Kerk is a couple of streets away, while the pharmacy Apotheek Abcoude BV is a ten-minute walk. The bus stop Abcoude, Station is on your doorstep, served by lines M and 120, and the train station Abcoude is just around the corner. The municipality of the municipality of De Ronde Venen offers a range of surrounding amenities.
WOZ and address data
The WOZ value is €734,000, with a reference date of 1 January 2025. The asking price lies 2% above this value. Over the past five years, the WOZ development has been consistent with local trends. As for address-level risk indications, the noise load from railway traffic is 58 dB Lden, which is above the noise standard, while road traffic, air traffic, and industry noise all stay below their respective standards. The foundation risk indication is low, though the soil is clay, which is sensitive to settlement, and 1% of properties in this area have an elevated risk of pile rot according to the Klimaateffectatlas. Pluvial flooding at heavy rain is indicated as elevated, while current flood risk and heat stress are low, with heat stress expected to become medium by 2050. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered only via IB Makelaars.
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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 Spoorlaan 80, Abcoude
How does the asking price compare to the WOZ value?
The WOZ value is €734,000, with a reference date of 1 January 2025. The asking price of €749,000 lies 2% above this value. This is a factual comparison, and the difference is relatively small. The WOZ value is the municipal valuation, not the current market value, so it serves as one reference point among several when considering the price.
What is the energy label and what does it mean?
The home has an energy label A+, which is an efficient label. This means the home is likely to have relatively low energy costs compared to less efficient labels. Only about 12% of the homes currently for sale in the neighbourhood carry an A+ label, so this home stands out in that respect. The label is a fact about the home's energy performance.
What is the foundation risk for this property?
The foundation risk indication for this address is low. However, the soil is clay, which is sensitive to settlement, and 1% of properties in this area have an elevated risk of pile rot according to the Klimaateffectatlas. These are area-level indications based on public risk data, not an inspection of this specific home. The information comes from sources like the Atlas Leefomgeving and Klimaateffectatlas.
How noisy is the location?
The noise load from railway traffic is 58 dB Lden, which is above the noise standard, based on 2023 data. Road traffic noise is 46 dB Lden, air traffic 45 dB Lden, and industry noise 46 dB Lden, all below their respective standards. These figures are area-level indications from public data, not measurements taken at this specific property.
What are the nearest schools and how far away are they?
The nearest primary school is KBs Pius, about 314 metres away, which is a five-minute walk. Piet Mondriaan is slightly further at 458 metres, also within walking distance. There are several other primary schools within a couple of kilometres. For secondary education, the nearest option is about 4.5 km away, which may require a longer journey.
What public transport options are available nearby?
The bus stop Abcoude, Station is just 87 metres away, served by lines M and 120. The train station Abcoude is 112 metres away, making rail travel easily accessible. There are additional bus stops on Ruwelspad and Broekzijdselaan within a few hundred metres, all served by the same lines. This gives good options for both local and regional travel.
How does the living area compare to other homes in the neighbourhood?
The living area is 143 m² according to the BAG registration. This is 27% smaller than the neighbourhood average of 195 m² for homes currently on the market. The price per square metre is €5,238, based on the BAG area. This comparison gives a sense of how this home fits within the local market.
What is the neighbourhood like according to residents?
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," while another mentions "a beautiful neighbourhood, lots of greenery." A third resident notes that traffic sometimes drives too fast. These reviews reflect the wider municipality rather than this specific neighbourhood.
What is the flood risk for this property?
The current flood risk is indicated as low, and it is expected to remain low by 2050. Pluvial flooding at heavy rain is indicated as elevated, which means there is a higher chance of water accumulation during intense rainfall. Heat stress is currently low but is expected to become medium by 2050. These are area-level indications from the Klimaateffectatlas, not an assessment of this specific home.
How many homes are currently for sale in the neighbourhood?
There are currently 10 homes for sale in the neighbourhood. The average asking price is €1,810,000, with a median of €1,450,000. Prices range from €550,000 to €4,950,000. The average living area for these homes is 195 m². This home at €749,000 is priced well below the neighbourhood average.
