Valkenstede 38
Wolfsbos, Hoogeveen
AreaA first home in Wolfsbos
Valkenstede 38 is a ground-floor apartment in Wolfsbos, a neighbourhood in Hoogeveen where the streets are lined with flats and low-rise housing from the 1970s. The asking price of €225,000 sits 37% below the average asking price of €356,542 for homes currently for sale in the neighbourhood, which puts it on the low side of the local market. For comparison, apartments in Hoogeveen typically come with their own set of expectations around space and price.
Inside the apartment
Built in 1976, this apartment spans five floors and offers three rooms, one bedroom and one bathroom. The living area is listed at 79 m² by the agent, while the BAG registration records 80 m². The volume comes to 262 m³. The energy label is E, which is the least efficient label, so expect higher energy costs than you would with a more efficient home.
Life in Wolfsbos
Wolfsbos is a mixed neighbourhood of about 4,270 residents, where a quarter of the population is 65 or older. Residents give the area an average score of 7.46, based on three reviews. One resident says: "There used to be many more things to do, such as playgrounds and schoolyards, but over time everything has been removed to make way for houses. The neighbourhood has many different cultures and everyone gets along with each other." Another notes: "Parts of the neighbourhood have become run-down, the shopping centre is old and ugly, lots of loitering youths." The same resident adds that the centre and station are nicely close by and there is quite a lot of greenery. The Wolfsbos neighbourhood has 12 homes currently on the market, with prices ranging from €195,000 to €674,500.
Amenities and transport
Daily errands are easy from here. The Aldi is just around the corner, with a PLUS supermarket a couple of streets away and a Lidl within a ten-minute walk. Two primary schools, De Krullevaar and O.B.S. de Goudvink, are both just around the corner, and the Regionale Scholengemeenschap Wolfsbos is a couple of streets away. Huisartsenpraktijk de Wielewaal and Apotheek De Wielewaal are both a couple of streets away. Bus stop Hoogeveen, Valkenlaan is on your doorstep with lines 27, 30, 33, 127 and 132, and Hoogeveen station is a ten-minute walk. The municipality of Hoogeveen covers the wider area.
WOZ value and address data
The WOZ value is €172,000 as of 1 January 2025, and the asking price sits 31% above that figure. Between 2020 and 2025 the WOZ value rose 58%, from €109,000 to €172,000. As for the address itself, the road-traffic noise level is 55 dB Lden, which is above the noise standard, while railway and industrial noise stay below their standards. The foundation risk indication is low, though the soil is peat, which is sensitive to settling. Pluvial flooding and flood risk are both low now and in 2050, while heat stress is low now but 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 via multiple channels, including Hentenaar Makelaardij.
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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 Valkenstede 38, Hoogeveen
How does the asking price compare to the WOZ value?
The asking price of €225,000 is 31% above the WOZ value of €172,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. Between 2020 and 2025 the WOZ value rose 58%, from €109,000 to €172,000.
What is the layout of this apartment?
The apartment has three rooms in total: one bedroom and one bathroom. It spans five floors, which is typical for the building. The living area is 79 m² according to the agent, while the BAG registration records 80 m². The volume is 262 m³. The home was built in 1976.
What is the energy label and what does it mean for costs?
The energy label is E, which is the least efficient label. This means you should expect higher energy costs compared to a home with a more efficient label. The label reflects the official registration and does not say anything about the condition of the building itself.
What is the noise situation around this address?
The road-traffic noise level at this address is 55 dB Lden, which is above the noise standard. Railway noise is 22 dB Lden and industrial noise is 45 dB Lden, both below their respective standards. These figures come from public data at address level and are indications for the area, not a measurement inside this home.
What is the foundation risk for this property?
The foundation risk indication for this address is low. The soil type is peat, which is sensitive to settling. This is an area-level indication based on public data, not an inspection of this specific home. The flood risk is low now and in 2050, and pluvial flooding at heavy rain is also low.
What shops and schools are nearby?
The Aldi is just around the corner, with a PLUS supermarket a couple of streets away and a Lidl within a ten-minute walk. Two primary schools, De Krullevaar and O.B.S. de Goudvink, are both just around the corner. The Regionale Scholengemeenschap Wolfsbos for secondary education is a couple of streets away.
How is the public transport connection?
Bus stop Hoogeveen, Valkenlaan is on your doorstep, served by lines 27, 30, 33, 127 and 132. Hoogeveen station is about 2.2 km away, which is a ten-minute walk. The bus stop Hoogeveen, Wolfsbosstraat is a couple of streets away with the same lines.
What do residents say about Wolfsbos?
Residents give the neighbourhood an average score of 7.46, based on three reviews. One resident mentions the mix of cultures and that everyone gets along, while another points out that parts of the neighbourhood have become run-down and there are loitering youths. The same resident notes the centre and station are close by and there is quite a lot of greenery.
How does the price per m² compare to the neighbourhood?
The asking price works out to €2,848 per m² based on the agent's listed living area of 79 m². The average asking price per m² for homes currently for sale in the neighbourhood is €3,021. The average asking price in the neighbourhood is €356,542, while this home is listed at €225,000.
What is the neighbourhood like in terms of housing stock?
Wolfsbos has about 2,049 homes, of which 64% are single-family houses and 54% are owner-occupied. Most of the housing stock, 71.4%, was built between 1970 and 1990, which matches this apartment from 1976. The neighbourhood has 12 homes currently on the market.
