A calm spot in the heart of Velserbroek
This apartment on Ster Bastion 12 sits on a quiet road in the centre of Velserbroek, a setting that combines peace with convenience. The home is part of the Bastionbuurt, a neighbourhood that feels lived-in and friendly. With a price of €440,000, the asking price is in line with the market, matching the average asking price in the neighbourhood. For context, this is one of three apartments currently for sale in the area, and it is the most expensive of the three. If you are looking at apartments in Velsen, this one stands out for its central yet quiet position.
Inside the apartment
Built in 1990, this apartment spans two floors and includes four rooms, three bedrooms and one bathroom. The living area is 89 m² according to the agent, while the BAG registration lists 88 m². The home has a front garden of 18 m² facing east, plus a roof terrace. It is located on the second floor and comes with full ownership. The agent notes insulation in the roof, double glazing, wall insulation and floor insulation, and the home is heated by a central heating boiler. The energy label is A, an efficient label.
The Bastionbuurt neighbourhood
Residents of the 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, adding that it is a nice place with many spots where children can play and where sweet, decent people live. Another resident mentions the mix of ages, with bungalows that suit the elderly and around seven playgrounds for children, plus a primary school and a retirement home nearby. A third resident appreciates the nice neighbours and the presence of all the shops you need, though they note the village lacks a soul. The neighbourhood counts around 2,200 residents, with a notable share of people aged 65 and over. For more on the area, see the Bastionbuurt neighbourhood.
Amenities and transport
Daily errands are easy from here. The Vomar supermarket is on your doorstep, just 33 metres away, and a Dekamarkt is just around the corner. For healthcare, Huisartsencentrum Velserbroek is a couple of streets away, and Apotheek Velserbroek is nearby as well. Primary schools De Beekvliet and Basisschool De Hoeksteen are both a five-minute walk. Public transport is close: the bus stop Velserbroek, Velserbroek Centrum is on your doorstep, served by lines 3, 73, 244 and N80. The nearest train station, Driehuis, is a ten-minute walk. The wider area falls under the municipality of Velsen.
WOZ value and address data
The WOZ value for this home is €447,000, based on the reference date of 1 January 2025. The asking price of €440,000 is 2% below the WOZ value. Between 2020 and 2025, the WOZ value rose by 60%, from €280,000 to €447,000. As for the address, the noise level from road traffic is 64 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 settling. The climate indications for pluvial flooding are low, while flood risk and heat stress are both medium, now and in 2050. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including VAN WAALWIJK VAN DOORN MAKELAARS HAARLEM and their listing on 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 Ster Bastion 12, Velserbroek
How does the asking price compare to the WOZ value?
The asking price is €440,000, while the WOZ value is €447,000 as of 1 January 2025. That means the asking price is 2% below the WOZ value. The WOZ value is the municipal valuation, not the current market value, and it has risen by 60% over the past five years, from €280,000 in 2020 to €447,000 in 2025.
What is the layout of this apartment?
The apartment has four rooms, including three bedrooms and one bathroom, spread over two floors. The living area is 89 m² according to the agent, while the BAG registration lists 88 m². There is also a front garden of 18 m² facing east and a roof terrace. The home is located on the second floor.
What is the energy label and what does it mean?
The energy label is A, which is an efficient label. The agent also notes that the home has roof insulation, double glazing, wall insulation and floor insulation. The home is heated by a central heating boiler. With an A label, you can expect relatively low energy costs compared to less efficient labels.
What are the noise levels around this address?
According to public data at the address level, the noise from road traffic is 64 dB Lden, which is above the noise standard. Railway noise is 27 dB Lden and aircraft noise is 45 dB Lden, both below their respective standards. These are area-level indications based on data from Atlas Leefomgeving, not measurements taken at this specific home.
What is the foundation risk for this home?
The foundation risk indication for this address is low. The soil type is clay, which is noted as sensitive to settling. This is an area-level indication based on public data, not an inspection of this specific property. The climate data also shows a low risk of pluvial flooding, while flood risk and heat stress are both medium, now and in 2050.
Which supermarkets are closest to this apartment?
The Vomar supermarket is just 33 metres away, essentially on your doorstep. A Dekamarkt is 103 metres away, also very close. For a wider selection, there is another Dekamarkt at 952 metres and a PLUS at 2082 metres. Within a 5 km radius, there are 24 supermarkets in total.
What schools are near this home?
There are several primary schools within walking distance. De Beekvliet and Basisschool De Hoeksteen are both about 307 metres away, a five-minute walk. Openbare Basisschool De Pionier is at 405 metres, and De Rozenbeek is at 493 metres. For secondary education, the nearest school is about 3 km away.
How is the public transport connection from this address?
The bus stop Velserbroek, Velserbroek Centrum is just 43 metres away, served by lines 3, 73, 244 and N80. Another stop, Velserbroek, Velserbroekse Dreef, is at 279 metres with the same lines. The nearest train station is Driehuis, at about 1.6 km, which is a ten-minute walk.
What do residents say about the area?
Residents of the district of Velserbroek give their area an average score of 7.06, based on three reviews. One resident calls it a cosy, more middle-class neighbourhood with many places for children to play. Another mentions the mix of ages, with playgrounds and a primary school nearby. A third notes that the village has all the shops you need, though it lacks a soul.
How many homes are currently for sale in this neighbourhood?
There are currently three homes for sale in the Bastionbuurt neighbourhood, all with an asking price of €440,000. The average price per square metre is €5,000, and the average living area is 88 m². In the past period, 11 homes were sold in the area, with an average sale price of €534,000.
