Hulsbeek 1
De Velden en Beken, Ede
NeighbourhoodA quiet spot in De Velden en Beken
This end-of-terrace house on Hulsbeek sits on a quiet road in a residential area, with an open view. Built in 1980, it offers a comfortable family home in the De Velden en Beken neighbourhood of Ede. The asking price of €525,000 is on the high side compared with the average for end-of-terrace houses in Ede, which currently stands at €389,500.
The home itself
Inside, the house spans three floors and includes six rooms, four bedrooms and one bathroom. The living area is 143 m² according to the agent, while the BAG registration records 147 m²; the plot is 234 m² in both. The garden wraps around the house, front, side and back, and faces south. The property is fully owned, and the agent notes insulation in the roof, double glazing, HR glazing and floor insulation. Heating comes from a central heating boiler with underfloor heating throughout.
Life in De Velden en Beken
Residents give the neighbourhood an average score of 7.75 out of 10, based on three reviews. One resident says: "Cosy neighbourhood with both many old and young people. Lots of social cohesion." Another adds: "Nice, lived here my whole life, never really had any complaints actually, safe, lots of playgrounds for children in the neighbourhood." A third mentions the neighbourhood is quiet, though there are some loitering youths in the park. The area counts about 2,255 inhabitants, and most homes were built between 1970 and 1990. For more on the area, see the De Velden en Beken neighbourhood.
Amenities and transport
Daily errands are well covered. The nearest primary school, Basisschool De Caleidoscoop, is just around the corner, and a couple of streets away you'll find the Lidl and Jumbo supermarkets. The GP practice and pharmacy are both about a ten-minute walk. For public transport, bus stop Ede, Schoutenhof is on your doorstep with line 1, and Ede Centrum station is a short drive away. The wider surroundings belong to the municipality of Ede.
WOZ and address data
The WOZ value was €415,000 on 1 January 2025, and the asking price is 27% above that. Between 2020 and 2025, the WOZ value rose by 61%, from €257,000 to €415,000. As for address-level risks, road traffic noise is measured at 56 dB Lden, above the norm, while railway and industrial noise stay below. The foundation risk indication is low, with sandy soil. For climate, pluvial flooding at heavy rain 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 via multiple channels, including Ditters 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 Hulsbeek 1, Ede
What is the asking price for this house?
The asking price is €525,000. That is 27% above the WOZ value of €415,000 (reference date 1 January 2025). In the neighbourhood, the average asking price for homes currently for sale is €389,500, so this home is priced on the high side.
How many bedrooms does this house have?
The house has four bedrooms and one bathroom, spread over three floors. The agent lists the living area as 143 m², while the BAG registration records 147 m². The plot is 234 m². There is a garden on three sides, facing south.
What is the WOZ value and how has it developed?
The WOZ value is €415,000 as of 1 January 2025. The asking price is 27% above this value. Over the past five years, the WOZ value has increased by 61%, from €257,000 in 2020 to €415,000 in 2025.
What are the noise levels around this address?
According to area-level data, road traffic noise is measured at 56 dB Lden, which is above the noise norm. Railway noise is 35 dB Lden and industrial noise is 50 dB Lden, both below the norm. These are indications for the area, not a measurement at the property itself.
What is the foundation risk for this home?
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 the specific property. No further details are available in the listing.
What are the climate risks for this location?
Area-level climate data shows that pluvial flooding at heavy rain is elevated, while flood risk is low both now and in 2050. Heat stress is currently low but is expected to become medium by 2050. These are indications for the area, not predictions for this specific home.
Which supermarkets are nearby?
The nearest supermarkets are Lidl and Jumbo, both about a kilometre away, which is roughly a ten-minute walk. Aldi and Albert Heijn are a bit further, at about 1.4 km. There are 22 supermarkets within five kilometres.
What schools are close to this house?
The nearest primary school is Basisschool De Caleidoscoop, just 221 metres away. Basisschool Prins Floris is about 700 metres, and Basisschool Groene Vallei is 800 metres. There are 61 schools within five kilometres, including secondary schools.
How is the public transport connection?
The nearest bus stop is Ede, Schoutenhof, just 52 metres away, served by line 1. Other stops nearby include Ede, Aalbeek (line 1 and 2) and Ede, Middelbeek (line 1). The nearest train station is Ede Centrum, about 2.7 km away.
What is the neighbourhood like according to residents?
Residents rate the neighbourhood with an average of 7.75 out of 10, based on three reviews. They mention social cohesion, safety, and playgrounds for children. One resident notes some loitering youths in the park, but overall experiences are positive.
Experiences from De Velden en Beken
How residents experience their neighbourhood
Cosy neighbourhood with both many old and young people. Lots of social cohesion.
Auto-translated to English by AINice, lived here my whole life, never really had any complaints actually, safe, lots of playgrounds for children in the neighbourhood. Also, everything looks beautiful and cosy!!!
Auto-translated to English by AII have never had bad experiences, all people are reasonably friendly and quick to help, the neighbours are nice but there are also some boys who do drugs in the park
Auto-translated to English by AIStatistics for De Velden en Beken
Figures on residents, liveability and the housing market
| Sale price | €437,500 | €437,500 |
|---|---|---|
| Sale per m² | €3,647 | – |
| Rent price | €2,250 p/m | €2,250 p/m |
Experiences from Ede-Veldhuizen
How residents experience their district
I live in a flat and of course you have multiple cultures and different people, but the people here are not clean; they urinate in the flat, spit, and smoke weed. I think more attention should be paid to this because this way it's not a pleasant living environment.
Auto-translated to English by AICosy neighbourhood with both many old and young people. Lots of social cohesion.
Auto-translated to English by AINice, lived here my whole life, never really had any complaints actually, safe, lots of playgrounds for children in the neighbourhood. Also, everything looks beautiful and cosy!!!
Auto-translated to English by AIUnfortunately, like others, we experience that the road we live on is regularly used as a racetrack for scooters and sometimes cars. This causes noise pollution, but also, with a small child living right on this road, it's not always pleasant. Turn the Hogerhorst into one long cycle street with 'Cars as Guests' and add at least 2 more speed bumps. What I also miss are nice trendy coffee bars within walking distance. That would also be fine in the Kernhem district. That would liven up the neighbourhood's amenities. What I find positive are the renovated playgrounds in the area. If you live so far from the city centre, it would be nice if more buses ran per hour. It's really scandalously few.
Auto-translated to English by AII have never had bad experiences, all people are reasonably friendly and quick to help, the neighbours are nice but there are also some boys who do drugs in the park
Auto-translated to English by AIThe neighbourhood in Ede is nice, sometimes quiet.
Auto-translated to English by AIStatistics for Ede-Veldhuizen
Figures on residents, liveability and the housing market
| Sale price | €410,964 | €388,929 |
|---|---|---|
| Sale per m² | €3,812 | – |
| Rent price | €1,696 p/m | €1,696 p/m |
| Rent per m² | €15 p/m | – |
Experiences from Ede
How residents experience their municipality
Both the city centre and nature such as the heath and the forest are within walking distance (approx. 5 min walk) and easily accessible. I have also never felt unsafe in this neighbourhood. The studio where I live is privately owned and has just been renovated (2 years old), I don't know the rest of the houses in the area. There are mainly terraced houses and flats in the neighbourhood, a few detached houses. The only real downside I find is the hygiene, around the flats there is often a lot of rubbish consisting of bulky waste and food scraps.
Auto-translated to English by AIWhen I had an accident, people took care of me and the dogs for 1.5 years! And people still look after each other in the neighbourhood
Auto-translated to English by AIPositive: - Friendly people - Lots of nature - Quiet Negative: - People drive fast - Few streetlights
Auto-translated to English by AIThe neighbourhood is quiet and civilised
Auto-translated to English by AIQuiet, safe and cosy neighbourhood. I gave hygiene a slightly lower score because there is a sewer manhole next to my house; I would have preferred it next to the green strip due to odour nuisance.
Auto-translated to English by AIokay!
Auto-translated to English by AIIt is very beautiful and enjoyable.
Auto-translated to English by AIIt's a nice neighbourhood, plenty of choice in schools, you can walk to patches of nature, and enough playgrounds for the children. Also, all necessary amenities are nearby, which is great since I don't have a driver's license. I just miss trees on our street. It was quite dull and grey, and our houses get very hot in summer. Moreover, especially in Ede, preserving nature is a must. I also noticed that most streets here do have trees, except for the Edendreef.
Auto-translated to English by AIStatistics for Ede
Figures on residents, liveability and the housing market
| Sale price | €484,032 | €416,505 |
|---|---|---|
| Sale per m² | €4,280 | – |
| Rent price | €1,483 p/m | €1,472 p/m |
| Rent per m² | €19 p/m | – |
Location and amenities
Hulsbeek 1, Ede
Risks and environmental factors
Noise, foundation and climate around this address
Noise levels
Foundation risk
Rainwater flooding
Flooding
Heat stress
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