Hoofdweg 126
Kudelstaart, Aalsmeer
AreaA spacious home in Kudelstaart
Kudelstaart sits in the green polder landscape of Aalsmeer, with the Westeinderplassen lake nearby and a relaxed, village-like feel. This detached house on Hoofdweg is a substantial presence on its plot, built in 1975 and now offered for €1,050,000. With an asking price that sits 8% above the WOZ value, the price is on the high side compared to the market. For context, the average asking price for detached houses in Aalsmeer is around €939,000.
The house itself
According to the agent, the home has seven rooms, five bedrooms and two bathrooms spread over two floors, with a volume of 796 m³. The living area is listed as 229 m² by the agent, while the BAG registration records 291 m². The plot is given as 1,630 m² by the agent, against 1,170 m² in the BAG registration. The house has a garden all around, a detached brick garage and a balcony. It is freehold, with double glazing, cavity wall insulation and floor insulation, and is heated by a combi boiler, an open fireplace and partial underfloor heating.
Life in Kudelstaart
Kudelstaart is a village of roughly 9,260 residents, where about two-thirds of homes are owner-occupied. Residents give the neighbourhood an average score of 4.77 out of 5, based on five reviews. One resident says: "Nice houses. Spacious gardens. Disrespectful environment. Little compassion for others. It's all me, me, me." Another notes: "The neighbourhood started off quite well. New houses, new residents. However, after a number of residents moved away and were replaced by the next residents, it has deteriorated a lot." The reviews mention nuisance from youths and dog mess, but also praise the green surroundings. The neighbourhood has a mix of housing, with most homes built between 1990 and 2010. For a closer look at the area, see the Kudelstaart neighbourhood.
Amenities and transport
Daily errands are well covered. Albert Heijn is just around the corner, and there are several other supermarkets within a few kilometres. KC De Ruimte primary school is a ten-minute walk away, and the nearest GP, Gezondheidscentrum Kudelstaart, is just around the corner, with Apotheek Groen Kudelstaart nearby. For public transport, bus line 357 stops at Calslager Bancken, a couple of streets away, and the nearest train station is Nieuw Vennep, about 7.6 km away. The wider area falls under the municipality of Aalsmeer.
WOZ and address data
The WOZ value on 1 January 2025 was €975,000, and the asking price is 8% above that. Between 2020 and 2025, the WOZ value rose by 40%, from €694,000 to €975,000. As for the address, the noise level from road traffic is 61 dB Lden and from air traffic 51 dB Lden, both above the noise standard, based on 2022 data. The foundation risk indication is low, though the soil is clay, which is sensitive to settlement, and 36% of properties in this postcode area were built before 1970. The flood risk is elevated at present and 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 Deerenberg & Van Leeuwen Makelaars, and it is also listed on 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 Hoofdweg 126, Kudelstaart
How does the asking price compare to the WOZ value?
The asking price of €1,050,000 is 8% above the WOZ value of €975,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The price per square metre, based on the agent's living area of 229 m², comes to €4,585.
What is the layout of this detached house?
According to the agent, the house has seven rooms, five bedrooms and two bathrooms spread over two floors. The living area is listed as 229 m² by the agent, while the BAG registration records 291 m². The plot is given as 1,630 m² by the agent, against 1,170 m² in the BAG registration. There is a garden all around, a detached brick garage and a balcony.
What is the energy label and what does it mean for costs?
The home has energy label C. This is a mid-range label, so you can expect moderate energy costs. The agent states that the house has double glazing, cavity wall insulation and floor insulation, which helps with keeping the home warm. The heating is provided by a combi boiler, an open fireplace and partial underfloor heating.
What is the WOZ value development over the past five years?
The WOZ value has risen by 40% between 2020 and 2025, from €694,000 to €975,000. The reference date for the current value is 1 January 2025. This increase reflects the general trend in the area, but the WOZ value is set by the municipality and is not the same as the market value.
What are the noise levels around this address?
The noise level from road traffic is 61 dB Lden, and from air traffic 51 dB Lden, both above the noise standard, based on 2022 data. This is an area-level indication from public data, not a measurement at the property itself. If noise is a concern, it is worth being aware of these levels.
What is the flood risk for this property?
The flood risk is indicated as elevated at present and medium by 2050, according to the Klimaateffectatlas. This is an area-level indication, not an assessment of this specific home. The foundation risk is low, though the soil is clay, which is sensitive to settlement, and 36% of properties in this postcode area were built before 1970.
Which supermarkets are nearby?
Albert Heijn is the nearest supermarket, at 725 metres, which is about a ten-minute walk. Other supermarkets within a few kilometres include Hoogvliet at 3.1 km, Coop at 3.4 km, PLUS at 4.1 km and Jumbo at 4.2 km. There are nine supermarkets within 5 km in total.
What schools are close to this home?
The nearest primary school is KC De Ruimte, at 778 metres, which is about a ten-minute walk. Openbare Basisschool Kudelstaart is at 1.3 km, and Antoniusschool at 1.4 km. For secondary education, the nearest school is about 3.8 km away. There are 17 schools within 5 km in total.
How is the public transport connection?
The nearest bus stop is Kudelstaart, Calslager Bancken, at 502 metres, served by bus line 357. There are two other stops on the same line within 758 metres. The nearest train station is Nieuw Vennep, at about 7.6 km. Public transport accessibility is something to consider if you rely on it daily.
What do residents say about living in Kudelstaart?
Residents give the neighbourhood an average score of 4.77 out of 5, based on five reviews. One resident says: "Nice houses. Spacious gardens. Disrespectful environment. Little compassion for others." Another mentions nuisance from youths and night flights from Schiphol, but also notes "plenty of beautiful nature and greenery in and around the neighbourhood."
