A calm spot by the water
This apartment on Stadskade 256 sits in De Haven, a neighbourhood in the centre of Apeldoorn, right by the water and on a quiet road. Built in 2003, it is a portiekflat on the third floor, with a balcony and a parking space in the garage basement. The asking price is €425,000. For context, the average asking price for homes in De Haven is €499,214, and the average asking price per square metre is €4,124. If you are looking at apartments in Apeldoorn, this one stands out for its location by the water.
The home itself
This apartment has three rooms, including two bedrooms and one bathroom, all on a single floor. The living area is 101 square metres according to the agent, while the BAG registration lists it as 100 square metres. The home is fully owned, and the agent notes it has HR glazing and is fully insulated, with a central heating boiler. The monthly homeowners' association fee is €341. The energy label is A+, which is an efficient label, and only about 10% of the homes currently for sale in the neighbourhood have this label.
De Haven, a mixed neighbourhood
De Haven is a neighbourhood in Apeldoorn with about 2,215 residents, and it has a mix of older and newer housing, with nearly half of the homes built between 1990 and 2010. Residents across the municipality of Apeldoorn give their living environment an average score of 7.19, based on 74 reviews. One resident says: "Very calm environment with very friendly people." Another resident, however, describes a less positive experience, mentioning litter and noise. These reviews reflect the wider municipality, not just De Haven itself, and they show that experiences vary. The neighbourhood has a relatively high share of single-person households, at 52%, and a large proportion of residents aged 65 or older, at 31%. For more on the area, you can read about the De Haven neighbourhood.
Amenities and transport
Daily errands are easy from here. The Lidl is just around the corner, and the Dirk is a couple of streets away, with an AH to go nearby as well. For primary education, Montessori Kindcentrum Apeldoorn is just around the corner, and there are several other schools within a ten-minute walk. The nearest GP is Huisartsencentrum Welgelegen, Praktijk Bruens, a couple of streets away, and the Gelre Apotheek is on your doorstep. For public transport, the bus stop at Station Apeldoorn is just around the corner, with lines 43, 108, 302 and 802, and the train station Apeldoorn is a five-minute walk. The municipality of Apeldoorn offers a range of services and connections, as you can see on the page for the municipality of Apeldoorn.
WOZ value and address data
The WOZ value of this home is €457,000, based on the reference date of 1 January 2025. The asking price is 7% below this WOZ value. Between 2020 and 2025, the WOZ value rose by 47%, from €310,000 to €457,000. As for the address, the noise level from road traffic is 47 dB Lden, which is not above the norm, and from rail traffic it is 35 dB Lden, also not above the norm. The foundation risk indication is low, with sandy soil, and the climate risk indications are low for pluvial flooding and current flood risk, with a medium indication for heat stress by 2050. These are area-level indications based on public data, not an inspection of this specific home.
Source and agent
At the time of writing, this home is offered via multiple channels, including Reinders Makelaardij and Funda.
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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 Stadskade 256, Apeldoorn
How does the asking price compare to the WOZ value?
The asking price of €425,000 is 7% below the WOZ value of €457,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. This means the asking price is lower than the official valuation, but the actual market price depends on what buyers are willing to pay.
What is the energy label and what does it mean for costs?
The energy label is A+, which is an efficient label. This means the home is likely to have relatively low energy costs compared to less efficient labels. The agent also notes that the home has HR glazing and is fully insulated, which supports energy efficiency. However, the exact costs depend on usage and energy prices.
What is the layout of this apartment?
This apartment has three rooms in total, including two bedrooms and one bathroom, all on a single floor. The living area is 101 square metres according to the agent, while the BAG registration lists it as 100 square metres. There is a balcony, and the home is located on the third floor. A parking space in the garage basement is included.
What is the WOZ value and how has it developed?
The WOZ value is €457,000, based on the reference date of 1 January 2025. Over the past five years, the WOZ value has increased by 47%, from €310,000 in 2020 to €457,000 in 2025. This shows a significant rise in the municipal valuation over that period.
What are the noise levels around this address?
The noise level from road traffic is 47 dB Lden, which is not above the noise norm, based on 2022 data. The noise from rail traffic is 35 dB Lden, also not above the norm, based on 2023 data. These are area-level indications from public data, not measurements taken at the property itself.
What is the foundation risk for this home?
The foundation risk indication for this address is low, and the soil type is sand. This is an area-level indication based on public data, not an inspection of this specific home. It suggests that foundation issues are unlikely, but it does not guarantee the condition of the property.
What are the climate risks for this location?
The climate risk indications for this address are low for pluvial flooding and current flood risk, and low for heat stress currently. By 2050, the heat stress indication is medium. These are area-level indications from the Klimaateffectatlas, not a detailed assessment of this property.
What supermarkets are nearby?
The Lidl is just around the corner at 266 metres, and the Dirk is a couple of streets away at 320 metres. An AH to go is also nearby at 399 metres, and a full Albert Heijn is about 738 metres away. This gives you several options for daily groceries within a short walk.
What schools are close to this apartment?
Montessori Kindcentrum Apeldoorn, a primary school, is just around the corner at 267 metres. Other primary schools within a ten-minute walk include Rooms Katholieke Basisschool Hertog van Gelre at 678 metres and OBS De Parkenschool at 922 metres. For secondary education, Gymnasium Apeldoorn is about a ten-minute walk away.
How is the public transport connection from here?
The bus stop at Station Apeldoorn is just around the corner at 338 metres, with lines 43, 108, 302 and 802. The train station Apeldoorn is a five-minute walk at 415 metres. This provides good access to both local and regional transport options.
What is the neighbourhood like according to residents?
Residents across the municipality of Apeldoorn give their living environment an average score of 7.19, based on 74 reviews. One resident says: "Very calm environment with very friendly people." Another resident mentions issues with litter and noise. These reviews reflect the wider municipality, not just De Haven specifically.
