A quiet spot in De Heeze
De Hofstede 11 is an end-of-terrace house on a quiet road in a residential area of De Heeze, a neighbourhood in the south-west of Apeldoorn. The home was built in 1979 and has an energy label C. With an asking price of €399,000, the price is 19% below the neighbourhood average asking price of €489,733, which puts it on the keen side compared with other end-of-terrace houses in Apeldoorn.
The home itself
Inside, the house has four rooms, including three bedrooms and one bathroom, spread over two floors. The living area is 100 m² according to the agent, while the BAG registration records 97 m²; the plot is 202 m² in both. The garden is a back garden of 70 m² plus a front garden, with the back garden facing north-west and accessible via the back alley. The property is freehold, has mostly double glazing with HR and HR+ glass, and is heated by a combi boiler.
Life in De Heeze
Residents give the neighbourhood an average score of 2.68 out of 5, based on nine reviews. One resident says: "I have only had bad experiences with the neighbourhood. And it is very unsafe because of drug addicts." Another adds: "The neighbourhood is unsafe due to a heavy drug addict. And nothing is being done about it." The reviews mention little greenery, poor accessibility except by car, and a lack of shops and public transport nearby. The neighbourhood has about 2,400 residents, and 44% of households are single-person. For more context, see the De Heeze neighbourhood.
Amenities and transport
The pharmacy BENU Apotheek de Heeze is on your doorstep, and the GP practice Gezondheidscentrum Aletta Jacobsstraat, Huisartsenpraktijk van Empel is a ten-minute walk away. The nearest primary school, Openbare Basisschool Rietendak, is a couple of streets away, and the secondary school UGO verkennend vmbo is a ten-minute walk. For groceries, Albert Heijn is a ten-minute walk, and Dekamarkt is just around the corner. Bus stop Apeldoorn, Hezeweg with line 519 is on your doorstep, and Apeldoorn train station is a ten-minute walk. For more on the wider area, see the municipality of Apeldoorn.
WOZ and address data
The WOZ value on 1 January 2025 was €385,000, and the asking price is 4% above that value. Between 2020 and 2025, the WOZ value rose by 71%, from €225,000 to €385,000. As for address-level risks, the noise from road traffic is 46 dB Lden and from rail traffic 37 dB Lden, both below the noise standard. The foundation risk indication is low, with sandy soil. Pluvial flooding at heavy rain is medium, while flood risk is low now and in 2050; 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 Reinders Makelaardij.
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Features
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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 De Hofstede 11, Apeldoorn
How does the asking price compare with the WOZ value?
The asking price of €399,000 is 4% above the WOZ value of €385,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The price is also 19% below the neighbourhood average asking price of €489,733, so it sits on the keen side of the local market.
What is the layout of this end-of-terrace house?
The house has four rooms in total, with three bedrooms and one bathroom, spread over two floors. The agent lists the living area as 100 m², while the BAG registration records 97 m². The plot is 202 m². There is a back garden of 70 m² facing north-west, accessible via the back alley, plus a front garden.
What is the energy label and what does it mean for costs?
The energy label is C. This is a mid-range label, so you can expect moderate energy costs for heating and electricity. The home has mostly double glazing with HR and HR+ glass, and a combi boiler for heating. The label itself does not tell you about the condition of the insulation, but the glazing is stated in the listing.
What is the foundation risk for this address?
The foundation risk indication for this address is low, and the soil type is sand. This is an area-level indication based on public data, not an inspection of this specific home. The risk level reflects the general conditions in the area, so it gives a sense of what to expect, but it does not replace a structural survey.
What are the flood and heat risks for this property?
The pluvial flooding risk at heavy rain is medium, meaning there is a chance of water on the street or garden during intense downpours. The flood risk from rivers or the sea is low, both now and in 2050. Heat stress is low at present but is expected to become medium by 2050. These are area-level indications, not a verdict on this home.
What public transport is available near De Hofstede 11?
Bus stop Apeldoorn, Hezeweg is on your doorstep, served by line 519. Another stop, Apeldoorn, Ruimzichtlaan, also with line 519, is just around the corner. Apeldoorn train station is about 1.3 km away, a ten-minute walk. The bus lines serve local routes, but the payload does not state their destinations.
What shops and schools are close by?
The pharmacy BENU Apotheek de Heeze is on your doorstep, and the GP practice Gezondheidscentrum Aletta Jacobsstraat is about 1.1 km away. For groceries, Albert Heijn is 893 m away and Dekamarkt is 991 m. The nearest primary school, Openbare Basisschool Rietendak, is 465 m away, and the secondary school UGO verkennend vmbo is 698 m away.
What do residents say about living in De Heeze?
Residents give the neighbourhood an average score of 2.68 out of 5, based on nine reviews. One resident says: "I have only had bad experiences with the neighbourhood. And it is very unsafe because of drug addicts." Another says: "The neighbourhood is unsafe due to a heavy drug addict. And nothing is being done about it." The reviews also mention little greenery and poor accessibility except by car.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value of this property rose by 71%, from €225,000 to €385,000. The value increased steadily each year, with the largest jump between 2021 and 2022, from €265,000 to €332,000. The reference date for the current value is 1 January 2025.
