Geuzenweg 280
Geuzenbuurt, Hilversum
NeighbourhoodA classic end-of-terrace house in Hilversum
This end-of-terrace house on Geuzenweg 280 dates from 1905 and sits in the Geuzenbuurt, a lively part of Hilversum Oost. The asking price of €550,000 is on the high side compared with the average asking price in the neighbourhood, which is €471,261. For context, end-of-terrace houses in Hilversum are listed at an average of €5,156 per square metre, while this home comes in at €5,729 per square metre based on the BAG living area.
The home itself
The agent does not provide details on the layout, outdoor space, or installations. What is known: the house was built in 1905 and has an energy label G, the least efficient label, so expect high energy costs. The living area is 96 square metres according to the BAG registration, and the plot is 153 square metres.
The Geuzenbuurt
Residents of the district give it an average score of 8.08 out of 10, based on nine reviews. One resident says: "I have lived in the Geuzenbuurt for 16 years, schools, supermarket. The station and the city centre are a 10-minute walk away, there is a playground on every corner." Another notes: "Great neighbourhood, working-class neighbourhood where everyone looks out for each other and we help each other when necessary without expecting payment." The neighbourhood has about 2,650 inhabitants, and 85.7% of homes were built before 1945. The Geuzenbuurt neighbourhood is a close-knit community, though one review mentions it is "going downhill" due to "foreign Dutch people and drug dealers".
Amenities and transport
A Jumbo supermarket is on your doorstep, just 59 metres away, and an Albert Heijn and Hoogvliet are just around the corner. Basisschool de Wilge is a couple of streets away, and Lucent College for secondary education is also nearby. The nearest GP, Huisartsenpraktijk Keizer, is about a ten-minute walk, and the pharmacy Apotheek Rensing BV is just around the corner. Bus line 2 stops at Hilversum, Dr. P.J.H. Cuypersplein, a couple of streets away, and Hilversum train station is a ten-minute walk. The municipality of Hilversum offers further amenities within easy reach.
WOZ and address data
The WOZ value is €474,000 as of 1 January 2025, and the asking price is 16% above that value. The WOZ value has developed over the past five years, though the exact figures are not provided here. According to area-level risk data, the foundation risk indication is low, with sandy soil and a building year before 1970. Noise from road traffic is 57 dB Lden, above the noise standard, while railway and aircraft noise are below their standards. Pluvial flooding risk is elevated, 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 only via Hoekstra en van Eck.
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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 Geuzenweg 280, Hilversum
How does the asking price compare to the WOZ value?
The asking price of €550,000 is 16% above the WOZ value of €474,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The difference between the asking price and the WOZ value is a fact, and what it means for the final sale price depends on the market.
What is the energy label and what does it mean?
The energy label is G, which is the least efficient label on the scale. This means you can expect high energy costs for heating and electricity. The label is based on the building's characteristics, but it does not tell you about the condition of the insulation or installations. The home was built in 1905, which is typical for many homes in this neighbourhood.
What is the foundation risk for this home?
According to area-level risk data, the foundation risk indication is low. The soil type is sand, and the home was built before 1970, which are factors in the assessment. This is an indication for the area, not an inspection of this specific home. No further details are provided.
How noisy is the location?
Area-level data shows road traffic noise at 57 dB Lden, which is above the Dutch noise standard. Railway noise is 32 dB Lden and aircraft noise is 45 dB Lden, both below their respective standards. These are indications for the address, not measurements inside the home.
What are the flood and heat risks?
The pluvial flooding risk is elevated, meaning there is a higher chance of flooding from heavy rain. The flood risk from rivers or the sea is low now and in 2050. Heat stress is low now but medium by 2050. These are area-level indications from climate models, not predictions for this specific property.
Which supermarkets are nearby?
A Jumbo supermarket is just 59 metres away, so you can do your daily shopping on your doorstep. An Albert Heijn and a Hoogvliet are about 302 metres away, a couple of streets away. A Lidl is at 732 metres, and a SPAR express at 839 metres, both within a ten-minute walk.
What schools are in the area?
Basisschool de Wilge is 166 metres away, a couple of streets away. Lucent College, a secondary school, is 292 metres away. Other primary schools include Christelijke Basisschool Avonturijn at 399 metres and Da Costaschool at 456 metres. Hilfertsheem College, another secondary school, is at 487 metres.
How far is the nearest GP and pharmacy?
The nearest GP is Huisartsenpraktijk Keizer, about 1.1 kilometres away, which is a ten-minute walk. The pharmacy Apotheek Rensing BV is much closer, at 286 metres, just around the corner. The nearest hospital is Tergooi MC, about 2.2 kilometres away.
What public transport options are available?
Bus line 2 stops at Hilversum, Dr. P.J.H. Cuypersplein, 153 metres away, and also at Hilversum, Winkelc. Seinhorst (249 metres) and Hilversum, Eemnesserweg (487 metres). The nearest train station is Hilversum, about 910 metres away, a ten-minute walk.
What is the neighbourhood like according to residents?
Residents of the district give it an average score of 8.08 out of 10, based on nine reviews. One resident praises the communal spirit: "every neighbour is there for you." Another mentions the convenience: "The station and the city centre are a 10-minute walk away, there is a playground on every corner." However, one review notes the neighbourhood is "going downhill" due to "foreign Dutch people and drug dealers".
Experiences from Geuzenbuurt
How residents experience their neighbourhood
I have lived in the Geuzenbuurt for 16 years, schools, supermarket. The station and the city centre are a 10-minute walk away, there is a playground on every corner. And there are several primary and secondary schools in the neighbourhood.
Auto-translated to English by AIQuiet neighbourhood just outside the city centre but full of whingers. Everyone is unnecessarily on top of each other and causes problems for others purely as a hobby. Really a shame because the whole neighbourhood is full of it and you can't have a nice chat with your neighbours, you just get dirty looks everywhere. If I had known that earlier, I might not have bought the house.
Auto-translated to English by AIStatistics for Geuzenbuurt
Figures on residents, liveability and the housing market
| Sale price | €471,261 | €450,000 |
|---|---|---|
| Sale per m² | €5,156 | – |
| Rent price | €2,350 p/m | €2,750 p/m |
| Rent per m² | €21 p/m | – |
Experiences from Oost
How residents experience their district
I have lived in the Geuzenbuurt for 16 years, schools, supermarket. The station and the city centre are a 10-minute walk away, there is a playground on every corner. And there are several primary and secondary schools in the neighbourhood.
Auto-translated to English by AIGreat neighbourhood, working-class neighbourhood where everyone looks out for each other and we help each other when necessary without expecting payment.
Auto-translated to English by AInice neighbourhood, unfortunately the neighbourhood is going downhill due to foreign Dutch people and drug dealers
Auto-translated to English by AIGood, lots of friends and my work is in the neighbourhood. The residents are 9/10 times very friendly and there's always something fun going on.
Auto-translated to English by AII have lived in the Besselstraat my whole life and wouldn't want to live anywhere else. Everything is nearby (think: supermarket, school, petrol station, swimming pool, playgrounds, city centre, heath/forest/park, hospital/GP/pharmacy, young and old, snack bar, small beach, etc.) and everything still has the beautiful Dudok architecture. You can leave your bike in the garden without a lock and there is very good communication between neighbours thanks to the WhatsApp neighbourhood watch. Every year a outdoor play day is organised and from 10:00 to 22:00 it's nothing but fun for young and old. We also have good rules in the neighbourhood regarding nuisance, such as set times for DIY work so that as few people as possible are bothered by it. It's always very cosy; for example, when you take a walk on the heath, almost everyone says hello to you. A very nice neighbourhood to grow up in as there are many young families. The heath always looks very clean and beautiful, there are wild bulls and you can walk/picnic/run/mountain bike from sunrise to sunset. There has been some nuisance around the Lorentzvijver by foreigners, but that is very minimal and if you don't interfere they don't do anything, just send the police.
Auto-translated to English by AII've lived in this neighbourhood for 5 years, I think it's a lovely green neighbourhood! There are also many playgrounds, which the kids love! There are also many grass fields where you can play with the kids. And Seinhorst is right in the neighbourhood, so you're sure to have a supermarket, Etos, Gal&Gal, Blokker and a car park available.
Auto-translated to English by AIPlus points are that there are many playgrounds and that there is a forest
Auto-translated to English by AIBeautiful green neighbourhood, but there are many roads with too few traffic lights to cross safely. Lots of playgrounds for children, a skate park and many grassy areas to play or walk the dog. A cosy neighbourhood that is accessible to almost everyone!
Auto-translated to English by AIStatistics for Oost
Figures on residents, liveability and the housing market
| Sale price | €494,075 | €465,613 |
|---|---|---|
| Sale per m² | €5,035 | – |
| Rent price | €2,330 p/m | €2,433 p/m |
| Rent per m² | €20 p/m | – |
Experiences from Hilversum
How residents experience their municipality
Generally good but things can always be better in my opinion
Auto-translated to English by AISafe neighbourhood, occasionally some nuisance from young people
Auto-translated to English by AIWithin a reasonable distance you have supermarkets or the train station. Easily accessible from the motorway
Auto-translated to English by AIYou can easily get home without worries
Auto-translated to English by AII have lived in the Geuzenbuurt for 16 years, schools, supermarket. The station and the city centre are a 10-minute walk away, there is a playground on every corner. And there are several primary and secondary schools in the neighbourhood.
Auto-translated to English by AINice 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. Fellow residents think too much of themselves. Small gardens, so close together and very noisy. Both young people at night and small children during the day. But a nice mix of ages.
Auto-translated to English by AINeighbourhood itself is fine. Nothing unpleasant. Only the Diependaalselaan is very busy and suffers from exhaust fumes. Speed bumps at the end would make a big difference. They always rev their engines right in front of the flats... Maybe more supervision there...
Auto-translated to English by AIGreat neighbourhood, working-class neighbourhood where everyone looks out for each other and we help each other when necessary without expecting payment.
Auto-translated to English by AIStatistics for Hilversum
Figures on residents, liveability and the housing market
| Sale price | €595,341 | €538,869 |
|---|---|---|
| Sale per m² | €5,359 | – |
| Rent price | €2,232 p/m | €2,277 p/m |
| Rent per m² | €25 p/m | – |
Location and amenities
Geuzenweg 280, Hilversum
Risks and environmental factors
Noise, foundation and climate around this address
Noise levels
Foundation risk
Rainwater flooding
Flooding
Heat stress
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