A calm spot in Muziekwijk N.-West
This end-of-terrace house on Eduard van Beinumstraat 21 sits on a quiet road in a residential area, in the Muziekwijk N.-West neighbourhood of Almere. Built in 1993, the home offers a living area of 123 m² on a plot of 234 m². The asking price of €495,000 is keen compared with the average asking price of €525,000 in the neighbourhood. For context, end-of-terrace houses in Almere are listed at an average of €4,272 per m².
The home itself
Inside, the house has five rooms, including four bedrooms and one bathroom, spread over three floors. The total volume is 435 m³. The garden, which is 113 m² and faces north-west, is accessible from the back, and there is a detached brick garage. The property is freehold, with double glazing and full insulation, and is heated by district heating. According to the agent, the home is fully insulated, which aligns with its energy label B.
Life in Muziekwijk N.-West
Residents across the municipality of Almere give their living environment an average score of 7.33, based on 78 reviews. One resident says: "Very nice and family friendly neighbourhood." Another describes it as "Pleasant living with everything at hand," noting the quiet surroundings, greenery, and good neighbourly contacts. A third adds: "Good, neat neighbourhood and a primary school is coming nearby." The neighbourhood itself has about 1,665 residents, with a mix of ages and household types. For more on the area, see the Muziekwijk N.-West neighbourhood.
Amenities and transport
Daily errands are easy: the PLUS supermarket is just around the corner, and the Alphega Apotheek de Notekraker is on your doorstep. Openbare Basisschool Syncope is a couple of streets away, and Huisartsenpraktijk Medi-Mere Stad is a ten-minute walk. For public transport, bus stop Wim Kanplein is just around the corner, served by lines 34, M3 and N22. Almere Muziekwijk train station is a ten-minute walk. The Flevoziekenhuis is about 3 km away, and the municipality of Almere offers further amenities.
WOZ and address data
The WOZ value for this home is €531,000, as of 1 January 2025. The asking price is 7% below this value. Between 2020 and 2025, the WOZ value rose by 46%, from €363,000 to €531,000. As for the area, the noise level from road traffic is 54 dB Lden, which is above the norm, while rail and air traffic noise are below the norm. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. Pluvial flooding risk is medium, and current flood risk is medium, dropping to low by 2050. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including IMMO Arie van der Lee and IMMO Arie van der Lee on Funda.
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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 Eduard van Beinumstraat 21, Almere
How does the asking price compare to the WOZ value?
The asking price of €495,000 is 7% below the WOZ value of €531,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price is also keen compared with the average asking price of €525,000 for homes in the neighbourhood.
What is the layout of this end-of-terrace house?
The house has five rooms, including four bedrooms and one bathroom, spread over three floors. The living area is 123 m², and the plot is 234 m². There is a garden of 113 m² facing north-west, accessible from the back, and a detached brick garage. The total volume is 435 m³.
What is the energy label and what does it mean for costs?
The energy label is B, which is an efficient label. This means the home is relatively energy-efficient, so you can expect moderate energy costs. The agent also states that the home has double glazing and full insulation, which supports the label. District heating is used for heating.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public data. The soil is clay, which is sensitive to settling, but this is an area-level indication, not an inspection of this specific home. No further foundation issues are indicated in the data.
What are the noise levels around this home?
The noise level from road traffic is 54 dB Lden, which is above the Dutch noise norm. Rail traffic noise is 33 dB Lden and air traffic noise is 43 dB Lden, both below the norm. These figures are from 2022 and 2023, and are area-level indications, not measurements at the property itself.
What supermarkets and schools are nearby?
The PLUS supermarket is just around the corner at 224 metres, and Albert Heijn is about 977 metres away. Openbare Basisschool Syncope is 398 metres away, and Protestants Christelijke Basisschool de Lichtboei is 695 metres away. There are also several other primary schools within a short distance.
How is the public transport in this area?
The nearest bus stop is Almere Stad, Wim Kanplein, at 145 metres, served by lines 34, M3 and N22. Almere Muziekwijk train station is about 993 metres away, a ten-minute walk. This gives you options for both bus and train travel.
What is the neighbourhood like according to residents?
Residents across the municipality of Almere give an average score of 7.33, based on 78 reviews. One resident says: "Very nice and family friendly neighbourhood." Another mentions "quiet surroundings with plenty of greenery" and good neighbourly contacts. These reviews describe the wider municipality, not specifically Muziekwijk N.-West.
