Grote Poelslak 1
Waterkwartier, Amersfoort
AreaA spacious end-of-terrace home in Waterkwartier
Tucked away on a quiet road in the Waterkwartier neighbourhood of Amersfoort, this end-of-terrace house from 1998 offers a generous amount of space. With a living area of 198 m² according to the agent, it is 51% larger than the neighbourhood average of 131 m². The asking price of €845,000 sits 55% above the average asking price of €545,636 in the neighbourhood, which puts it on the high side. For context, the average asking price per m² in the area is €4,241, while this home is listed at €4,268 per m². If you are looking at [end-of-terrace houses in Amersfoort], this one stands out for its size.
Inside the home
The agent describes a layout with seven rooms, including five bedrooms and two bathrooms, spread over three floors. The total volume comes to 673 m³. There is a rear garden of 61 m², plus a front garden and a side garden, with the rear garden facing north and accessible via the back alley. The home is in full ownership. According to the agent, the insulation includes roof insulation, HR glazing, wall insulation and floor insulation, and the heating runs on a central heating boiler with underfloor heating throughout. The BAG registration lists the living area as 224 m², while the agent's listing states 198 m².
Life in Waterkwartier
Residents of the district give their living environment an average score of 7.25, based on eight reviews. One resident describes it as a "quiet but cosy neighbourhood", while another mentions "lots of green" and easy access to the motorway, hospital, shops and schools. A third resident appreciates that the centre is a good quarter of an hour by bike and that the station is reachable by public transport or car in 10 to 15 minutes. The neighbourhood has around 3,200 residents, and 52% of households have children. The reviews reflect a mix of people, with many moving through the area. This is [the Waterkwartier neighbourhood] as described by those who live there.
Amenities and transport
Daily errands are well covered. The Jumbo supermarket is just around the corner, and the SPAR express is a ten-minute walk away. For primary education, Rooms Katholieke Basisschool De Malelande is a couple of streets away, and PCBO De Wonderboom is just around the corner. The GP practice Huisartsenpraktijk Watersteeg is a couple of streets away, and Service Apotheek Nieuwland Amersfoort is just around the corner. The nearest bus stop, Amersfoort, Zeldertsedreef, is on your doorstep with lines 2 and 302. Amersfoort Schothorst train station is about 3.8 km away. The hospital, Meander Medisch Centrum Amersfoort, is a ten-minute walk further out. This is all within [the municipality of Amersfoort].
WOZ value and address data
The WOZ value for this home is €752,000, based on the reference date of 1 January 2025. The asking price is 12% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 85%, from €407,000 to €752,000. As for address-level risk data, the road traffic noise load is 58 dB Lden, which is above the noise standard, while aircraft noise is 43 dB Lden, below the standard. The foundation risk indication is low, with sandy soil. For climate, pluvial flooding risk is low, current flood risk is elevated, and by 2050 that drops to low. Heat stress is currently low, rising to 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 Telman & Van Leeuwen 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 Grote Poelslak 1, Amersfoort
How does the asking price compare to the WOZ value?
The WOZ value is €752,000, based on the reference date of 1 January 2025. The asking price of €845,000 is 12% above this WOZ value. The WOZ value is the municipal valuation, not the current market value, and it is used for tax purposes. The comparison is a factual observation, and what it means for the eventual sale price is for the market to decide.
How many bedrooms and bathrooms does this home have?
According to the agent, the home has seven rooms in total, including five bedrooms and two bathrooms, spread over three floors. The total volume is 673 m³. The agent lists the living area as 198 m², while the BAG registration states 224 m². Both figures are mentioned in the listing, and the difference is not explained.
What is the energy label and what does it mean for costs?
The energy label is A, which is an efficient label. This means the home is likely to have relatively low energy costs compared to less efficient labels. The agent also mentions insulation including roof insulation, HR glazing, wall insulation and floor insulation, and heating via a central heating boiler with underfloor heating throughout. These are separate facts from the label itself.
What is the foundation risk for this address?
The foundation risk indication for this address is low, with sandy soil. This is an area-level indication based on public risk data, not an inspection of this specific home. The data comes from sources such as Atlas Leefomgeving and KCAF. It gives a general picture of the area rather than a verdict on this particular property.
What are the noise levels like at this address?
The road traffic noise load at this address is 58 dB Lden, which is above the noise standard, based on 2022 data. Aircraft noise is 43 dB Lden, which is below the noise standard. These are area-level indications from public data, not measurements taken at the property itself. They describe the acoustic environment of the location.
What is the flood risk for this property?
The current flood risk is elevated, while the risk for 2050 is low. Pluvial flooding, which occurs during heavy rain, is low. Heat stress is currently low, rising to medium by 2050. These are area-level climate indications from the Klimaateffectatlas, not an assessment of this specific home. They give a sense of how the location may be affected by climate factors.
Which supermarkets are closest to this home?
The Jumbo supermarket is about 500 metres away, which is just around the corner. The SPAR express is about 1.1 km away, a ten-minute walk. There are 27 supermarkets within 5 km, including Albert Heijn and Aldi further out. For daily groceries, the Jumbo is the most convenient option within easy walking distance.
What schools are near this home?
Rooms Katholieke Basisschool De Malelande is about 390 metres away, a couple of streets from the home. PCBO De Wonderboom is about 510 metres away, also just around the corner. Both are primary schools. There are 61 schools within 5 km, including secondary education options, so school choices are well covered in the area.
How is the public transport connection from this home?
The nearest bus stop, Amersfoort, Zeldertsedreef, is about 60 metres away, on your doorstep, with lines 2 and 302. Another stop, Amersfoort, Zeldertseweg, is about 280 metres away with lines 376 and N76. Amersfoort Schothorst train station is about 3.8 km away. The bus lines serve local routes, and the station connects to the wider rail network.
What do residents say about living in this district?
Residents of the district give their living environment an average score of 7.25, based on eight reviews. One resident describes it as a "quiet but cosy neighbourhood", while another mentions "lots of green" and good access to the motorway, hospital, shops and schools. A third resident appreciates the quiet and safe feel, with the centre a good quarter of an hour by bike. These reviews describe the wider district, not just this specific neighbourhood.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value rose by 85%, from €407,000 to €752,000. The development was not steady: the value went from €407,000 in 2020 to €528,000 in 2021, then €623,000 in 2022, dipped to €592,000 in 2023, and rose again to €696,000 in 2024 and €752,000 in 2025. This reflects the municipal valuation over time.
What is the asking price per square metre compared to the neighbourhood?
The asking price per m² is €4,268, based on the agent's listed living area of 198 m². The average asking price per m² in the neighbourhood is €4,241. So this home is priced close to the neighbourhood average per square metre, even though the total asking price is well above the average because of the larger living area.
