Koningin Emmalaan 11
Boslaan, Gooise Meren
AreaA 1913 end-of-terrace house on a quiet street
On a quiet, sheltered street in a residential area of Bussum stands this end-of-terrace house from 1913. The home is set in the Boslaan neighbourhood, part of the Spiegel district in the municipality of Gooise Meren. With a price of €1,295,000, the asking price sits 4% above the WOZ value, which puts it on the high side compared with the market. For context, end-of-terrace houses in Gooise Meren currently average €1,497,500, with a median of €1,300,000.
The home itself
According to the agent, the home has five rooms, three bedrooms and two bathrooms spread over two floors, with a volume of 490 m³. The living area is listed at 148 m² by the agent, while the BAG registration records 174 m². The plot measures 444 m². There is a front garden, side garden, back garden and a sun terrace, with the west-facing garden accessible via the back. The home has roof insulation and double glazing, and is heated by a central heating boiler, a gas fireplace and an open fireplace. It is offered in full ownership.
Life in the Boslaan neighbourhood
Residents across the municipality of Gooise Meren give their living environment an average score of 8.15, based on seven reviews. One resident says: "Good contact with the neighbours and we have seen all their children grow up safely here. Dog poo is cleaned up neatly. Rubbish always on time. We have lived here for almost 30 years, very pleasant." Another resident describes the area as "compact": "I was born in this neighbourhood, grew up, went to school and especially played outside a lot. I still live there." The neighbourhood itself has 1,375 inhabitants, and 86% of the homes are owner-occupied. A total of 53 crimes were recorded in the area. The Boslaan neighbourhood is one of the older parts of Bussum, with all homes built before 1945.
Amenities and transport
Daily errands are well covered. The Gooilandschool primary school is just around the corner, and the Volantcollege for mavo, havo and vwo is a couple of streets away. The Albert Heijn supermarket is a ten-minute walk, with a Vomar and another Albert Heijn slightly further. The GP practice Huisartsen Kievit and the Gooise Apotheek pharmacy are both a ten-minute walk away. Bus line 5 stops at Bussum, Parklaan on your doorstep, and the train station Naarden-Bussum is a ten-minute walk. The municipality of Gooise Meren offers further amenities within easy reach.
WOZ value and address data
The WOZ value of the home is €1,244,000 as of 1 January 2025. The asking price lies 4% above this value. Between 2020 and 2025, the WOZ value rose by 25%, from €997,000 to €1,244,000. As for address-level risk indications: road traffic noise is 45 dB, rail noise 33 dB and aircraft noise 44 dB, all below the noise standard. The foundation risk indication is medium, based on the home being built before 1970 and the area being a KCAF attention zone. Pluvial flooding at heavy rain is indicated as medium, while flood risk is low now and in 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 four channels, including Visch & van Zeggelaar Groot Amsterdam and Visch & van Zeggelaar 't Gooi on Funda and Pararius.
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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 Koningin Emmalaan 11, Bussum
How does the asking price compare with the WOZ value?
The asking price of €1,295,000 is 4% above the WOZ value of €1,244,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Between 2020 and 2025, the WOZ value increased by 25%, from €997,000 to €1,244,000.
What is the layout of this end-of-terrace house?
According to the agent, the home has five rooms, three bedrooms and two bathrooms spread over two floors. The living area is listed at 148 m² by the agent, while the BAG registration records 174 m². The plot measures 444 m². There is a front garden, side garden, back garden and a sun terrace, with the west-facing garden accessible via the back.
What is the energy label and what does it mean for costs?
The home has energy label E. This is not the most efficient label, so expect higher energy costs compared with homes with better labels. The agent states the home has roof insulation and double glazing. The home is heated by a central heating boiler, a gas fireplace and an open fireplace.
What is the foundation risk indication for this address?
The foundation risk indication for this address is medium. This is based on the home being built before 1970 (1913) and the area being a KCAF attention zone, where 90% of properties in this postcode area were built before 1970. The soil type is sand. This is an area-level indication, not an inspection of this specific home.
What are the noise levels at this address?
The address-level noise indications are: road traffic noise at 45 dB, rail noise at 33 dB and aircraft noise at 44 dB, all below the noise standard. These figures come from public risk data at address level and are indications on area level, not measurements taken at this specific home.
What is the flood and climate risk for this home?
The climate risk indications for this address are: pluvial flooding at heavy rain is medium, flood risk is low now and in 2050, heat stress is low now and medium in 2050. These are area-level indications from the Klimaateffectatlas, not an assessment of this specific property.
Which supermarkets are near this home?
The nearest Albert Heijn supermarket is 716 metres away, about a ten-minute walk. A Vomar is at 956 metres, and another Albert Heijn at 992 metres. A PLUS supermarket is at 1,050 metres and a Nettorama at 1,068 metres. In total, there are 15 supermarkets within 5 kilometres.
Which schools are close to this home?
The Gooilandschool primary school is 246 metres away, just around the corner. The Volantcollege for mavo, havo and vwo is 247 metres away. The Brandsmaschool primary school is at 309 metres, and the Koningin Emmaschool at 500 metres. The Vituscollege secondary school is 862 metres away.
What public transport options are available nearby?
Bus line 5 stops at Bussum, Parklaan, 243 metres away, and also at Bussum, Boslaan at 366 metres and Bussum, Meerweg at 380 metres. The nearest train station is Naarden-Bussum, 727 metres away, about a ten-minute walk.
How does the living area compare with the neighbourhood average?
The living area of 148 m² according to the agent is 27% smaller than the neighbourhood average of 203 m². The BAG registration records a larger living area of 174 m². The price per square metre is €8,750 based on the agent's listing.
What is the neighbourhood like according to residents?
Residents across the municipality of Gooise Meren give their living environment an average score of 8.15, based on seven reviews. One resident says: "Good contact with the neighbours and we have seen all their children grow up safely here." Another describes the area as compact, having been born there and still living there. These reviews describe the municipality, not specifically the Boslaan neighbourhood.
How many homes are currently for sale in the neighbourhood?
In the Boslaan neighbourhood, 4 homes are currently for sale. The average asking price is €1,497,500, with a median of €1,300,000. Prices range from €1,195,000 to €2,195,000. The average price per square metre is €7,402, and the average living area is 203 m².
