Kempenland 23
Emmeloord-de Erven, Noordoostpolder
AreaA friendly end-of-terrace home in Emmeloord
Kempenland 23 sits in Emmeloord-de Erven, a neighbourhood where residents of the district give an average score of 8.09 based on twelve reviews. This end-of-terrace house from 1996 has an energy label B and is offered for €395,000. That asking price sits 24% below the neighbourhood average asking price of €522,600, which puts it on the low side compared with other homes currently for sale. For context, the average price per m² in the neighbourhood is €3,442, while this home comes in at €3,376 per m² based on the agent's listing. If you are looking at end-of-terrace houses in Noordoostpolder, this one stands out for its price position.
The home itself
According to the agent, this is a three-storey single-family home with four rooms, three bedrooms and one bathroom. The living area is listed at 117 m² by the agent, while the BAG registration records 139 m². The plot measures 236 m² in both sources. The home is in full ownership, so there is no leasehold to consider. It has been listed since 25 August 2026.
Life in Emmeloord-de Erven
Residents of the district describe a friendly and social atmosphere. One resident says: "Wij wonen hier met veel plezier, er is veel sociaal contact met een prettige sfeer. Er is goed contact tussen de buren voor wie daar behoefte aan heeft. Een ander groot pluspunt zijn de parkjes in de buurt, het is erg mooi om daar doorheen te wandelen." Another resident notes: "very many cultures, which is sometimes not pleasant. since talking to each other is then sometimes quite limited. also not very pleasant always to walk around at night." The district has 4,780 inhabitants, with 39% of households having children. The neighbourhood recorded 74 crimes in the latest figures. These reviews describe the wider district rather than this specific street, and they are based on twelve responses. The Emmeloord-de Erven neighbourhood has a mix of ages, with 21% of residents aged 65 or older.
Amenities and transport
Daily errands are well covered here. Albert Heijn is just around the corner, with Jumbo a couple of streets away and Poiesz a ten-minute walk. For schools, cbs De Lichtboei is a couple of streets away, and the Roderik van Voorstschool is a ten-minute walk. The nearest GP is Gezondheidscentrum West, Huisartspraktijk M. Borstlap, about a ten-minute walk, with Service Apotheek West Emmeloord slightly further. Bus stop Emmeloord, Nieuwlandenlaan is a ten-minute walk away with line 877, while Emmeloord, Dr. W.M. Verhaarlaan offers lines 77, 146 and 877. The nearest train station is Dronten, about 20 km away. The municipality of Noordoostpolder has a park or public garden just around the corner from this home.
WOZ value and address data
The WOZ value for this home is €393,000 as of 1 January 2025, and the asking price sits 1% above that value. Between 2020 and 2025 the WOZ value rose by 79%, from €219,000 to €393,000. As for the address itself, the road traffic noise level is 45 dB Lden, which does not exceed the noise standard. The foundation risk indication is low, though the soil is clay, which is sensitive to settlement. Pluvial flooding at heavy rain is indicated as medium, as is the current flood risk and the 2050 flood risk. Heat stress is low now but medium by 2050. These are area-level indications from public data, not an inspection of this specific home.
Source
At the time of writing the home is offered via multiple channels, including Sloterwijk & Heinen Makelaars and their listings on Vastgoed Nederland and 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 Kempenland 23, Emmeloord
How does the asking price compare with the WOZ value?
The WOZ value for Kempenland 23 is €393,000 as of 1 January 2025. The asking price of €395,000 sits 1% above that municipal valuation. The WOZ value is the official valuation used by the municipality, not the current market value, so the comparison simply shows where the asking price stands relative to that figure.
How has the WOZ value developed over the past five years?
Between 2020 and 2025 the WOZ value rose by 79%, from €219,000 to €393,000. The yearly figures show a steady climb: €219,000 in 2020, €244,000 in 2021, €297,000 in 2022, €322,000 in 2023, €345,000 in 2024 and €393,000 in 2025. This development is a factual record of the municipal valuations over that period.
What is the layout of this home?
According to the agent, this is a three-storey single-family home with four rooms, three bedrooms and one bathroom. The living area is listed at 117 m² by the agent, while the BAG registration records 139 m². The plot measures 236 m² in both sources. The home is in full ownership, so there is no leasehold involved.
What is the foundation risk for this address?
The foundation risk indication for this address is low. The soil consists of clay, which is sensitive to settlement. This is an area-level indication based on public data from sources such as the Klimaateffectatlas, not an inspection of this specific home. The indication gives a general picture of the ground conditions in the area.
What flood and heat risks apply to this address?
Pluvial flooding at heavy rain is indicated as medium for this address. The current flood risk is also medium, as is the projected flood risk for 2050. Heat stress is currently low but is expected to be medium by 2050. These are area-level indications from public climate data, not an assessment of this particular property.
What is the noise situation at this address?
The road traffic noise level at this address is 45 dB Lden, based on 2022 data. This does not exceed the noise standard. The figure is an area-level indication from public data, so it reflects the general noise environment around the address rather than a measurement taken at the property itself.
Which supermarkets are near this home?
Albert Heijn is just around the corner at about 321 metres. Jumbo is roughly a ten-minute walk at 984 metres, and Poiesz is a bit further at about 1,108 metres. Lidl is about 2 km away. Within a 5 km radius there are eight supermarkets in total, so daily grocery shopping is well covered.
Which schools are close by?
cbs De Lichtboei is the nearest primary school at about 479 metres, a couple of streets away. The Roderik van Voorstschool is at 705 metres, De Planthof at 756 metres and De Zevensprong at 859 metres. There are 25 schools within a 5 km radius, covering primary and secondary education.
What public transport options are available?
The nearest bus stop is Emmeloord, Nieuwlandenlaan at about 956 metres, served by line 877. Emmeloord, Dr. W.M. Verhaarlaan at 1,158 metres offers lines 77, 146 and 877. The stop Emmeloord, Begraafplaats at 1,252 metres has lines 77, 146, 315, 324, 675 and 877. The nearest train station is Dronten, about 20 km away.
How does the price per m² compare with the neighbourhood?
The asking price of €395,000 works out at €3,376 per m² based on the agent's listed living area of 117 m². The average asking price per m² in the neighbourhood is €3,442. The average asking price for homes currently for sale in the neighbourhood is €522,600, so this home sits below that figure.
What do residents say about the district?
Residents of the district give an average score of 8.09 based on twelve reviews. One resident praises the social contact and the parks: "Wij wonen hier met veel plezier, er is veel sociaal contact met een prettige sfeer." Another mentions cultural diversity and some unease at night. These reviews describe the wider district, not this specific street.
