A home with room to breathe
This end-of-terrace house on de Botter 40 sits in Eemdal-Zuid, a quiet residential corner of Baarn where the polder and meadows are never far away. Built in 1978, it's a home with a lived-in feel, set along a calm road with water nearby. The asking price of €869,000 is on the high side compared with the average asking price in the neighbourhood, which stands at €719,375. For context, end-of-terrace houses in Baarn give you a sense of what's on offer in the wider market.
The house itself
According to the agent, this is a five-room home with four bedrooms and two bathrooms spread over two floors, with a volume of 479 m³. The BAG registration lists the living area at 152 m², while the agent's listing states 128 m². The plot measures 291 m². There's a rear garden of 143 m² facing east, plus a front and side garden, all in full ownership. The agent notes insulation in the roof, double glazing, wall and floor insulation, and heating via a combi boiler, a wood stove and partial underfloor heating. The setting is described as a quiet road, by the water, in a residential area with a rural feel.
Life in Eemdal-Zuid
Residents of the wider district give it an average score of 8.63, based on three reviews. One resident says: "Beautiful houses and complex. Lots of nature. I'm busy sowing flower beds for even more wild flowers. It's not in the centre but for me it's fine by bike." Another adds: "Not much happens in the neighbourhood, but it's always cosy. There's a supermarket and some small snack bars and bakeries. Everyone looks out for each other." The neighbourhood itself has around 1,685 residents, with a mix of ages and household types. It's a place where people seem to know each other, and where the green surroundings get mentioned again and again. For more on the area, have a look at the Eemdal-Zuid neighbourhood.
Amenities and getting around
Day-to-day errands are well covered. The Boni supermarket is just around the corner, with a PLUS a ten-minute walk away. Primary schools Guido de Brès and Basisschool De Uitkijck are both within walking distance, and Het Baarnsch Lyceum is a ten-minute walk for secondary education. The nearest GP is Huisartspraktijk Van Brummen, with BENU Apotheek Oosterstraat nearby. For public transport, bus stops at Johannes Vermeerlaan and De Drie Eiken are a ten-minute walk, served by lines 272, 572 and N70. Baarn station is also a ten-minute walk, with the train station itself. The municipality of the municipality of Baarn keeps the wider area connected.
WOZ and address data
No WOZ value is stated for this property. As for the area, the address-level risk data indicates road traffic noise at 43 dB, railway noise at 35 dB and aircraft noise at 43 dB, all below the relevant standards. The foundation risk indication is low, though the soil is clay, which is sensitive to settling, this is an area-level indication, not an inspection of this specific home. Pluvial flooding risk is low, while flood risk is currently medium and expected to remain medium by 2050. Heat stress is currently low but is indicated as medium by 2050.
Source and agent
At the time of writing, the home is offered via multiple channels, including Bos Makelaardij o.g. and Bos Makelaardij o.g. on Funda.
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Frequently asked questions
About de Botter 40, Baarn
How does the asking price compare with other homes in Eemdal-Zuid?
The asking price of €869,000 is 21% above the average asking price in the neighbourhood, which is €719,375. The average price per m² in the neighbourhood is €4,824, while this home is listed at €6,789 per m² based on the agent's floor area. These figures give a sense of where this property sits in the local market.
What is the layout of this home?
According to the agent, the home has five rooms, including four bedrooms and two bathrooms, spread over two floors. The total volume is 479 m³. The BAG registration lists the living area at 152 m², while the agent states 128 m². The plot measures 291 m², with a rear garden of 143 m² facing east, plus a front and side garden.
What is the energy label and what does it mean for costs?
The home has energy label C. This is a mid-range label, so you can expect moderate energy costs compared with more efficient homes. The agent also notes the property has roof insulation, double glazing, wall insulation and floor insulation, which may help keep heating bills in check. The heating system includes a combi boiler, a wood stove and partial underfloor heating.
What are the noise levels around this address?
The address-level risk data shows road traffic noise at 43 dB, railway noise at 35 dB and aircraft noise at 43 dB, all below the relevant noise standards. These are area-level indications based on public data, not measurements taken at the property itself. The figures suggest noise is not a major concern at this location.
What shops and schools are nearby?
The Boni supermarket is just around the corner at 490 metres, with a PLUS at 1.2 km. Primary schools Guido de Brès and Basisschool De Uitkijck are within walking distance, and Het Baarnsch Lyceum is a ten-minute walk for secondary education. The nearest GP is Huisartspraktijk Van Brummen at 906 metres, with BENU Apotheek Oosterstraat nearby.
How is the public transport connection from this home?
The nearest bus stops are at Johannes Vermeerlaan and De Drie Eiken, both about a ten-minute walk away, served by lines 272, 572 and N70. Baarn station is also a ten-minute walk at 1.6 km, with the train station itself at 1.6 km. This gives you options for getting around the region.
What do residents say about living in this area?
Residents of the wider district give it an average score of 8.63 out of 10, based on three reviews. One resident mentions the beautiful houses, lots of nature and feeling safe, while another describes it as cosy with everyone looking out for each other. A third notes the beautiful meadows and quiet, though mentions some weeds. These reviews reflect the district as a whole, not just this specific neighbourhood.
What is the foundation risk for this property?
The foundation risk indication for this address is low, according to public risk data. The soil is clay, which is noted as sensitive to settling. This is an area-level indication based on open data, not an inspection of this specific home. It gives a general sense of the ground conditions in the area rather than a definitive assessment of the property itself.
Is there a garden and what is it like?
Yes, the home has a rear garden of 143 m² facing east, which is accessible via the back. There's also a front garden and a side garden. The garden orientation means it catches the morning and early afternoon sun. The agent describes the setting as a quiet road by the water, in a residential area with a rural feel.
What is the ownership situation for this home?
The home is in full ownership, meaning there is no leasehold or ground rent to worry about. This is stated by the agent in the listing. Full ownership gives you complete control over the property without ongoing payments to a third party for the land.
