A quiet spot above the city
This apartment sits on the fourth floor of a gallery flat in Over het Lange Water, a residential pocket of Arnhem's Presikhaaf-Oost district. The home was built in 1968 and carries an energy label D, which means heating costs will be noticeable. The asking price is €315,000. For context, apartments in Arnhem are listed across a wide range, and this one sits above the local average.
Inside the flat
The agent describes a four-room layout with three bedrooms and one bathroom, all on a single floor. The living area is listed at 97 m² by the agent, while the BAG registration records 95 m². The flat has roof insulation and double glazing, and it is heated by block heating. There is a homeowners' association fee of €33,300, which is a substantial annual amount to factor in.
Over het Lange Water
Over het Lange Water is a neighbourhood of about 5,400 residents, where most homes were built between 1945 and 1970. Residents across the municipality of Arnhem give their living environment an average score of 7.62, based on 75 reviews. One resident says: "It is pleasant to live here. Many young people and a friendly atmosphere among the neighbours." Another notes: "Centrally located but still quiet, a beautiful green street in Arnhem. Never busy but there is some buzz." The reviews reflect the wider municipality rather than this specific neighbourhood, and they are based on a limited number of responses.
Daily life and getting around
A SPAR express is just around the corner, and an Albert Heijn and an Aldi are a ten-minute walk away. Primary schools Ibn-i Sina and De Parkschool are both within a five-minute walk. The nearest GP is Huisartsenpraktijk Presikhaaf, Praktijk F.A. Ali, about a ten-minute walk, and the Service Apotheek Presikhaaf is nearby. Bus line 5 stops at Arnhem, Kamphuizenlaan on your doorstep, and the train station Arnhem Presikhaaf is a ten-minute walk. All of this sits within the municipality of Arnhem.
WOZ value and address data
The WOZ value for this home is €266,000, based on the reference date 1 January 2025. The asking price is 18% above the WOZ value. Between 2020 and 2025, the WOZ value rose by 76%, from €151,000 to €266,000. As for the address, the noise level from road traffic is 54 dB Lden, which is above the standard, while railway noise is 35 dB Lden, below the standard. The foundation risk indication is low, though the home was built in 1968 on clay soil, which may involve wooden piles or a shallow foundation. These are area-level indications, not an inspection of this specific home. The climate risk indications for this address are low for pluvial flooding and heat stress currently, with medium flood risk now and in 2050, and medium heat stress by 2050.
Source
At the time of writing, the home is offered via two channels, including Het Woonhart 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 Valkhofplein 20, Arnhem
How does the asking price compare to the WOZ value?
The asking price of €315,000 is 18% above the WOZ value of €266,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The difference is a fact to consider, but it does not indicate whether the price is fair or not.
What is the layout of this apartment?
According to the agent, the apartment has four rooms, including three bedrooms and one bathroom, all on a single floor. The living area is listed as 97 m² by the agent, while the BAG registration records 95 m². The home is on the fourth floor of a gallery flat.
What is the energy label and what does it mean?
The energy label is D. This is not the most efficient label, so you can expect higher energy costs compared to more efficient homes. The agent also mentions roof insulation and double glazing, which are separate facts. The label itself does not tell you about the condition of the building.
What is the homeowners' association fee?
The agent lists a homeowners' association fee of €33,300. This is a significant annual amount that you would need to budget for. The fee covers the costs of the shared parts of the building, but the specific services are not detailed in the listing.
What is the foundation risk for this address?
The foundation risk indication for this address is low. However, the home was built in 1968 on clay soil, which may involve wooden piles or a shallow foundation. This is an area-level indication, not an inspection of this specific home. No further details are provided.
What are the noise levels like at this address?
The noise level from road traffic is 54 dB Lden, which is above the standard. Railway noise is 35 dB Lden, which is below the standard. These are area-level indications based on public data, not measurements inside the home.
What supermarkets are nearby?
A SPAR express is just around the corner at 485 metres. Another SPAR express is at 933 metres, and an Albert Heijn and an Aldi are both at 946 metres. A PLUS is at 1,155 metres. These are the nearest options within the area.
Which schools are close to this apartment?
Primary schools Ibn-i Sina and De Parkschool are both within a five-minute walk, at 485 and 508 metres respectively. There are also several special education schools nearby, including Briant College at 551 metres and Mariëndael at 628 metres.
What public transport options are available?
Bus line 5 stops at Arnhem, Kamphuizenlaan, just 94 metres away. The same line also stops at Arnhem, Grote Durk at 208 metres and Arnhem, Presikhaaf at 393 metres. The nearest train station is Arnhem Presikhaaf, at 1,728 metres.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value increased by 76%, from €151,000 to €266,000. The value rose sharply in 2022, from €156,000 to €253,000, and has been relatively stable since. This development is based on municipal data.
