Bodemanstraat 35
Het Rode Dorp, Hilversum
AreaA classic end-of-terrace home in Het Rode Dorp
Tucked into the leafy Het Rode Dorp neighbourhood in Hilversum, this 1920 end-of-terrace house sits on a quiet street with the Corversbos forest just around the corner. The area has a real village feel, with a mix of ages and a strong sense of community among the roughly 1,500 residents. With a living area of 102 m² and a plot of 91 m², the asking price of €490,000 works out at €4,804 per m², which is in line with the market for end-of-terrace houses in Hilversum.
The home itself
The listing gives the essentials: a 1920 end-of-terrace house with an energy label C. The floor area is recorded as 102 m² according to the BAG registration, and the agent lists the same figure. The plot measures 91 m². Beyond these basics, the listing does not go into detail about the layout, number of bedrooms, or any outdoor space, so those specifics are not stated.
Life in Het Rode Dorp
Residents speak warmly of the location, with one saying: "Nice area in terms of location, close to the forest, the centre and the cosy Gijsbrecht also nearby. Schools and supermarkets around the corner, really a top location." Another long-time resident, who has lived here for 48 years, notes: "A nice neighbourhood to live in for 48 years. A major drawback is road safety." The neighbourhood scores an average of 6.9 out of 10 from five reviews, with some mentioning noise from close-together homes and traffic around the Albert Heijn. The area is very urban, with a high address density, and most homes are owner-occupied. For a closer look at what makes this corner of Hilversum tick, the Het Rode Dorp neighbourhood page has more.
Amenities and transport
Daily life here is convenient. The SPAR express is just around the corner, with an Albert Heijn a couple of streets away and a Lidl a ten-minute walk. For school runs, Openbare Basisschool Elckerlyc is a couple of streets away, and the Gooise Scholenfederatie secondary school is within a ten-minute walk. The GP, MC de Vaart, Praktijk Brooks, is just around the corner, and the BENU pharmacy is a couple of streets away. Bus stops on Loosdrechtseweg and Zeverijnplantsoen, served by lines 1 and 121, are on your doorstep, while Hilversum train station is about a ten-minute walk. The municipality of Hilversum page covers the wider area.
WOZ and address data
At the address level, the noise from road traffic is measured at 52 dB Lden, which is above the standard, while railway and aircraft noise stay below their respective norms. The foundation risk indication is low, based on the sandy soil and the pre-1970 construction year, though this is an area-level indication rather than an inspection of this specific home. For climate, pluvial flooding at heavy rain is rated medium, while flood risk is low both now and in 2050; heat stress is low now but medium by 2050. These are all area-level indications from public data sources.
Source
At the time of writing, the home is offered only via Dorenbos I Rasch 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 Bodemanstraat 35, Hilversum
What is the asking price for this end-of-terrace house in Het Rode Dorp?
The asking price is €490,000. With a living area of 102 m², that works out at €4,804 per m². In the neighbourhood, the average asking price for homes currently for sale is €520,444, with a median of €575,000, so this home sits below those figures. The average price per m² in the neighbourhood is €5,285.
What does the energy label C mean for this home?
The energy label is C, which is a mid-range label. It means the home is not among the most efficient, so you can expect moderate energy costs. The listing does not provide details on insulation or heating installations, so those specifics are not stated. In the neighbourhood, 55.6% of homes have a label C, while 11.1% have label A and 11.1% have label B.
What is the WOZ value of this property?
The WOZ is the municipal valuation used for tax purposes, and it is not included in the available data for this home. Without this figure, it is not possible to compare the asking price with the official valuation.
What are the noise levels around this address?
The road traffic noise at this address is measured at 52 dB Lden, which is above the standard. Railway noise is 25 dB Lden and aircraft noise is 44 dB Lden, both below their respective norms. 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. This is based on the sandy soil type and the fact that the home was built before 1970, in 1920. It is an area-level indication from public data sources, not an inspection of this specific property.
What are the flood and climate risks for this address?
Pluvial flooding at heavy rain is rated medium, while flood risk is low both currently and in 2050. Heat stress is low now but is expected to be medium by 2050. These are area-level indications from the Klimaateffectatlas, not assessments of this specific home.
Which supermarkets are near this home?
The SPAR express is just around the corner at about 299 metres. An Albert Heijn is about 693 metres away, and a Lidl is at 989 metres. There are 24 supermarkets within 5 km, so grocery shopping is well covered in this part of Hilversum.
What schools are close to this property?
Openbare Basisschool Elckerlyc is about 605 metres away, and the Gooise Scholenfederatie secondary school is at 671 metres. The Gemeentelijk Gymnasium Hilversum is at 720 metres. There are 63 schools within 5 km, covering both primary and secondary education.
How is the public transport in this area?
The nearest bus stop is Hilversum, Loosdrechtseweg, at about 143 metres, served by lines 1 and 121. Another stop, Hilversum, Zeverijnplantsoen, is at 200 metres with line 1. Hilversum train station is about 1,982 metres away, roughly a ten-minute walk.
What do residents say about living in Het Rode Dorp?
Residents give the neighbourhood an average score of 6.9 out of 10 based on five reviews. One resident says: "Nice area in terms of location, close to the forest, the centre and the cosy Gijsbrecht also nearby." Another mentions road safety as a drawback, saying it has deteriorated since the arrival of the Albert Heijn. Some also note noise from close-together homes.
What is the neighbourhood like in terms of demographics?
Het Rode Dorp has about 1,500 residents. The average household size is 2.5, with 50% of households having children and 28% being single-person households. The age spread is fairly even, with 30% aged 45 to 65 and 21% under 15. The neighbourhood is very urban, with an address density of 2,728 per km².
How does the asking price compare to recent sales in the area?
The asking price of €490,000 is below the neighbourhood average asking price of €520,444 and the median of €575,000. Recently sold homes in the area went for an average of €586,118, with an average time on the market of 55 days. The average price per m² for homes currently for sale is €5,285.
