A spacious detached home in Kudelstaart
Kudelstaart sits in the heart of the Green Heart, surrounded by water and greenery. This detached house on Hoofdweg 126 offers a calm, village-like setting while still being within reach of Aalsmeer and Amsterdam. The asking price of €1,050,000 is on the high side compared to the average for detached houses in Aalsmeer, which reflects the generous proportions of this property.
The home itself
Built in 1975, this detached house spans two floors and offers seven rooms, including five bedrooms and two bathrooms. The living area is listed at 229 m² by the agent, while the BAG registration records 291 m². The plot measures 1,170 m² according to the BAG, though the agent lists it as 1,630 m². The home features a garden around the property, a detached brick garage, and a balcony. It is fully owned, with double glazing, wall insulation, and floor insulation. Heating comes from a central heating boiler, an open fireplace, and partial underfloor heating. The energy label is C.
Life in Kudelstaart
The Kudelstaart neighbourhood has around 9,260 residents, with a mix of families and older households. Residents give the area 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 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, dog poop on grass fields, and poor public transport connections, though they also praise the greenery and the nearby shopping centre.
Amenities and transport
Daily errands are easy from here. The Albert Heijn is just around the corner, with Hoogvliet a couple of streets away. KC De Ruimte primary school is a ten-minute walk, and the nearest GP, Gezondheidscentrum Kudelstaart, is just around the corner, with Apotheek Groen Kudelstaart nearby. Bus line 357 stops at Calslager Bancken, a five-minute walk away. The nearest train station is Nieuw Vennep, about 7.6 km from the home. For a wider range of services, the municipality of Aalsmeer is within easy reach.
WOZ and address data
The WOZ value for this home is €975,000, based on the reference date of 1 January 2025. The asking price sits 8% above this value. Between 2020 and 2025, the WOZ value rose by 40%, from €694,000 to €975,000. As for address-level risks, the noise 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 settling. The flood risk is elevated at present and 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 Deerenberg & Van Leeuwen Makelaars 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 Hoofdweg 126, Kudelstaart
What is the asking price for this detached house in Kudelstaart?
The asking price is €1,050,000. This is 8% above the WOZ value of €975,000, which was set on 1 January 2025. The price per square metre, based on the agent's listed living area of 229 m², is €4,585. For context, the average asking price for homes currently on the market in Kudelstaart is €939,161, with a median of €699,000.
How many bedrooms and bathrooms does this home have?
The home has seven rooms in total, including 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 1,170 m² according to the BAG, though the agent lists it as 1,630 m². There is also a garden around the property, a detached brick garage, and a balcony.
What is the WOZ value of this property?
The WOZ value is €975,000, based on the reference date of 1 January 2025. This is the municipal valuation, not the current market value. The asking price of €1,050,000 is 8% above this figure. Over the past five years, the WOZ value has increased by 40%, from €694,000 in 2020 to €975,000 in 2025.
What are the noise levels around this address?
According to public data from Atlas Leefomgeving, the noise from road traffic is 61 dB Lden and from air traffic 51 dB Lden, both above the noise standard, based on 2022 figures. These are area-level indications, not measurements taken at the property itself. The home is in Kudelstaart, which is close to Schiphol, so air traffic noise is a factor to be aware of.
What amenities are within walking distance?
The Albert Heijn supermarket is just around the corner at about 725 metres, and the GP, Gezondheidscentrum Kudelstaart, is at 697 metres. The pharmacy, Apotheek Groen Kudelstaart, is at 752 metres. KC De Ruimte primary school is a ten-minute walk away at 778 metres. Bus line 357 stops at Calslager Bancken, about 502 metres from the home.
What is the neighbourhood of Kudelstaart like?
Kudelstaart has around 9,260 residents and is rated 4.77 out of 5 by residents, based on five reviews. Some residents praise the houses and gardens, while others mention nuisance from youths, dog poop on grass fields, and poor public transport connections. The reviews also note that the neighbourhood has deteriorated since it was completed in 2004, with concerns about safety and social cohesion.
What is the energy label of this home?
The energy label is C. This means the home is moderately energy-efficient. The agent states that the home has double glazing, wall insulation, and floor insulation. Heating is provided by a central heating boiler, an open fireplace, and partial underfloor heating. With label C, energy costs are likely to be moderate, though not as low as with a more efficient label.
How far is the nearest train station?
The nearest train station is Nieuw Vennep, which is about 7.6 km from the home. Public transport in the area is primarily by bus, with line 357 stopping at Calslager Bancken, about 502 metres away. Residents have noted that public transport accessibility could be better, with limited connections to other services.
What is the flood risk for this property?
According to the Klimaateffectatlas, the current flood risk is elevated, and by 2050 it is expected to be medium. This is an area-level indication based on public data, not an assessment of this specific property. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. These are factors to consider when looking at the long-term outlook for the home.
How does the asking price compare to other homes in Kudelstaart?
The asking price of €1,050,000 is above the average asking price of €939,161 for homes currently on the market in Kudelstaart. The median asking price is €699,000, and prices range from €335,000 to €4,985,000. The average price per square metre in the neighbourhood is €5,334, while this home is listed at €4,585 per square metre based on the agent's living area.
