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Vrijstaande woning te koop: Hoofdweg 154, Kudelstaart
Vrijstaande woning te koop: Hoofdweg 154, Kudelstaart
Vrijstaande woning te koop: Hoofdweg 154, Kudelstaart
Vrijstaande woning te koop: Hoofdweg 154, Kudelstaart
Vrijstaande woning te koop: Hoofdweg 154, Kudelstaart
Vrijstaande woning te koop: Hoofdweg 154, Kudelstaart
Vrijstaande woning te koop: Hoofdweg 154, Kudelstaart
Vrijstaande woning te koop: Hoofdweg 154, Kudelstaart
Vrijstaande woning te koop: Hoofdweg 154, Kudelstaart
Vrijstaande woning te koop: Hoofdweg 154, Kudelstaart
Vrijstaande woning te koop: Hoofdweg 154, Kudelstaart
Vrijstaande woning te koop: Hoofdweg 154, Kudelstaart
Vrijstaande woning te koop: Hoofdweg 154, Kudelstaart
Vrijstaande woning te koop: Hoofdweg 154, Kudelstaart
Vrijstaande woning te koop: Hoofdweg 154, Kudelstaart
BuyAalsmeerDetached housesHoofdweg 154

Hoofdweg 154

Kudelstaart, Aalsmeer

€ 725,000
Neighbourhood Kudelstaart, KudelstaartNeighbourhood
Listed on the market today
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Energy-efficient home with label B
Lower energy costs than most homes
Spacious living area of 127m²
127m² of living space
AI summary

A detached home on a generous plot

This detached house on Hoofdweg 154 sits in Kudelstaart, a village in the municipality of Aalsmeer. With a price of €725,000, it is priced 25% below the average asking price of €966,333 for homes in the neighbourhood, which puts it on the low side of the market. The asking price per square metre is €6,473, based on the agent's listed living area. For context, the average asking price per square metre in the neighbourhood is €5,315. If you're considering detached houses in Aalsmeer, this one stands out for its large plot.

Inside the house

Built in 1985, this detached home offers 4 rooms, including 3 bedrooms and 1 bathroom, spread over 2 floors. The living area is listed as 112 m² by the agent, while the BAG registration records 127 m². The plot measures 2,681 m² according to the BAG, but the agent states 3,237 m². The house has a garden around it, full ownership, and is heated by a central heating boiler. According to the agent, the insulation includes partial double glazing and wall insulation. The energy label is B.

Life in Kudelstaart

Kudelstaart is a village with about 9,260 residents, and the neighbourhood has a mix of housing, with 77% single-family homes. 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 issues with safety, hygiene, and social cohesion, but also praise the green surroundings. For more details, you can explore the Kudelstaart neighbourhood.

Amenities and transport

For daily errands, the Albert Heijn is about a ten-minute walk away, and there are several other supermarkets within a short drive. Primary schools like KC De Ruimte and Openbare Basisschool Kudelstaart are also within walking distance. The nearest GP is Gezondheidscentrum Kudelstaart, and the pharmacy Apotheek Groen Kudelstaart is just around the corner. For public transport, bus line 357 stops at Kudelstaart, Bilderdammerweg, about a five-minute walk away. The nearest train station is Nieuw Vennep, about 7.4 km away. The municipality of Aalsmeer oversees the area, and you can find more about the municipality of Aalsmeer online.

WOZ and address data

No WOZ value is available for this property, so we cannot compare it with the asking price or show its development. The address has some risk indications based on area-level data. The noise level from road traffic is 62 dB Lden, and from air traffic 53 dB Lden, both above the standard. The foundation risk is indicated as low, but the soil is clay, which is sensitive to settling. The pluvial flooding risk is medium, and the current flood risk is elevated, though it is expected to be medium by 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 two channels, including Van der Laarse Makelaardij O.G. B.V. on Funda.

This summary was generated with AI and may contain errors. Always verify the details with the provider.

Features

Details of this home

Transfer

StatusAvailable
Ownership situationVolle eigendom
Listed since12 August 2026

Price

Asking price€ 725,000
Price per m²€ 5,709
Assessed value (WOZ)reference date 01-01-2025€ 784,000

Energy

Energy labelB
InsulationGedeeltelijk dubbel glas en muurisolatie
HeatingCV-ketel
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Areas and volume

Living area112 m²
Object areaLand Registry (Kadaster)127 m²
Plot area2,681 m²
Volume440 m³
Insure your home and belongingsGet insured

Layout

Rooms4
Bedrooms3
Bathrooms1
Floors2

Construction

Property typeHuis
Year built1985
SettingOp het noordwesten

Outdoor space

GardenTuin rondom onderhoud binnen

Location

NeighbourhoodKudelstaart
MunicipalityAalsmeer
Value development
WOZ value of this address · 2016 – 2026
WOZ value Current asking price

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 154, Kudelstaart

How does the asking price compare to other homes in the neighbourhood?

The asking price of €725,000 is 25% below the average asking price of €966,333 for homes in the neighbourhood. The median asking price is €704,500, so this home is slightly above the median. The average asking price per square metre in the neighbourhood is €5,315, while this home is listed at €6,473 per square metre based on the agent's living area.

What is the layout of this detached house?

According to the agent, the house has 4 rooms, including 3 bedrooms and 1 bathroom, spread over 2 floors. The living area is listed as 112 m² by the agent, while the BAG registration records 127 m². The plot measures 2,681 m² according to the BAG, but the agent states 3,237 m². There is a garden around the house.

What is the energy label and what does it mean for costs?

The energy label is B. This label indicates the home's energy efficiency, and a B label generally means moderate energy costs. The agent mentions partial double glazing and wall insulation, which can help reduce heat loss. However, the exact energy costs depend on usage and energy prices.

What are the noise levels like at this address?

The address has noise indications from road traffic at 62 dB Lden and from air traffic at 53 dB Lden, both above the standard. These are area-level indications based on public data, not measurements at the property itself. The noise from air traffic is likely related to Schiphol airport, as mentioned in resident reviews.

What is the foundation risk for this home?

The foundation risk is indicated as low, but the soil type is clay, which is sensitive to settling. Additionally, 21% of the properties in this postcode area were built before 1970, which is a KCAF attention area. These are area-level indications and do not constitute an inspection of this specific home.

What are the flood risks for this property?

The pluvial flooding risk is medium, meaning there is a moderate chance of flooding from heavy rainfall. The current flood risk is elevated, but by 2050 it is expected to be medium. These are area-level indications based on climate models, not a guarantee of flooding at this exact location.

Which supermarkets are nearby?

The nearest supermarket is Albert Heijn, about 1.3 km away, which is roughly a ten-minute walk. Other supermarkets within 5 km include Coop, Hoogvliet, SPAR, and PLUS. For daily groceries, the Albert Heijn is the most convenient option.

What schools are in the area?

There are several primary schools within a short distance. KC De Ruimte is about 1.3 km away, Openbare Basisschool Kudelstaart is about 1.9 km, and Antoniusschool is also about 1.9 km. For secondary education, the nearest is about 3.8 km away, and residents note that for havo or vwo you may need to travel further.

How is the public transport connectivity?

The nearest bus stop is Kudelstaart, Bilderdammerweg, about 510 metres away, served by bus line 357. The nearest train station is Nieuw Vennep, about 7.4 km away. Residents mention that public transport accessibility could be better, and the bus connections are not always convenient.

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. Some praise the nice houses and spacious gardens, while others express concerns about safety, hygiene, and social cohesion. One resident mentions nuisance from youth groups and dog poop on grass fields, while another highlights the lack of community spirit.

4.8
Residents rate Kudelstaart as mediocre
Based on 5 reviews
Safety
Housing
Cleanliness
Amenities
Education
Community
Greenery
Accessibility

Experiences from Kudelstaart

How residents experience their neighbourhood

Join the conversation
3.1
Hs
Family · Overig
14-02-2026
Neighbourhood is deteriorating significantly

Since the completion of the neighbourhood in 2004, there has been a clear decline and impoverishment. Liveability is structurally under pressure. Assessment: The neighbourhood scores insufficient on the following aspects: Safety, Community spirit, Hygiene, Education / upbringing climate, Green spaces, Facilities, Accessibility. Explanation per aspect: Safety: Parking and driving on pavements and footpaths. Unsafe situations for pedestrians and playing children. Nuisance from hanging groups and fatbike groups, especially in the evenings. Insufficient visible enforcement. Community: High turnover in apartments, little connection to the neighbourhood. Hardly any social cohesion or mutual accountability culture. Little involvement in the living environment. Hygiene: Structural dog poop on grass fields; the clean-up duty is not observed. Lots of litter, including sweet and crisp wrappers, also in private gardens. Insufficient cleaning and maintenance by the municipality. Education / upbringing climate: Children play outside without supervision. Norms and values regarding waste, respect for others' property and public space are visibly lacking. Negative role model for younger children. Green: Poorly maintained green spaces. Grass fields polluted and therefore not usable for recreation. Unattractive and unkempt street scene. Facilities: Insufficient parking facilities, partly due to company vans. No clear facilities to combat nuisance (such as extra bins or supervised play areas). Accessibility: Pavements and footpaths often blocked by parked vehicles. Poor accessibility for the elderly, prams and people with disabilities. What could be improved: Active and visible enforcement of parking, dog poop and nuisance. Tackling long-term parked company vans. Improvement of municipal maintenance of green and public space. Placement of extra bins and targeted cleaning actions. Structural deployment of neighbourhood police and enforcement officers, especially in the evenings. Measures to strengthen social cohesion and encourage residents to take more responsibility. Clear communication about norms, rules and consequences.

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5.3
Durf de familienaam niet te melden
Family · Overig
03-04-2025
Nice houses. Spacious gardens. Disrespectful environment. Little compassion for others. It's all me, me, me.

Nice house Lots of green Shopping centre nearby Public transport accessibility could be better Not safe due to nuisance from youths, who learn their behaviour from their parents. Disrespectful, selfish. No sense of community. Hygiene: shit everywhere on the grass field is not cleaned up, youths just throw packaging into gardens.

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4.3
Seek
Family · Overig
14-08-2024
Self-interest

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. Besides a huge increase in nuisance from night flights from Schiphol, the mutual social behaviour has dropped to zero. It is a neighbourhood with many children who find the antisocial behaviour of their parents so normal that they don't know any better and copy their parents' behaviour. In recent years, there has been a lot of nuisance and vandalism by whole groups of terrorising children. These children are getting older and are now starting to show different behaviour or moving away. Addressing people and talking about it is not accepted. And bullying is a daily occurrence, especially if you keep your distance from these people. Because you already know that talking and addressing them backfires. Because if you don't join in or show the same antisocial behaviour, you are treated like a pariah. In Kudelstaart there is supervision by a neighbourhood police officer, and after the shooting you see more police and enforcement. However, if you contact the neighbourhood officer or ask the police for help, you can forget about it. We have plenty of beautiful nature and greenery in and around the neighbourhood. Education could be better. There is childcare, primary school education (the level is not great) and there is a VMBO (which also has a not-so-good reputation). However, for children who go to havo or vwo, you have to look further. Accessibility by public transport is very poor. There is a bus station in Aalsmeer that the bus from Kudelstaart goes to. However, the bus does not connect at all with the other buses. It would be nice if at least one bus every quarter or half hour went directly to the nearest train station (e.g. Hoofddorp) without having to transfer. Maybe the tram from Uithoorn could be extended to Kudelstaart. Facilities are sufficient but could also be better.

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3.5
H-S
Family · Overig
10-07-2024
Peace and quiet are hard to find

Reasonably neat neighbourhood. Unfortunately, there is nuisance from screaming neighbours, drunk neighbours, antisocial behaviour towards neighbours who distance themselves from it. So if you don't belong or don't want to belong, you'd better brace yourself. Little empathy and understanding. A lot of nuisance from vandalism of cars and personal belongings. In addition, there are regularly groups of young people who terrorise the neighbourhood by "ring and run", and if you don't respond, they then bang on the windows. Furthermore, windows are smeared with eggs and yoghurt. The neighbourhood police officer is very hard to find, the police do nothing, confronting the neighbours backfires.

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7.7
A. K.
Family · Terraced house
30-06-2024
Decent neighbourhood

I personally never really felt unsafe in the neighbourhood. I think it's a nice neighbourhood to live in with hardly any problems. A small, pleasant village, but public transport is a bit lacking. There is only one bus that runs every half hour, and the direct connection to Amsterdam-Zuid will be discontinued in the summer of 2024. Other than that, it's an extremely quiet living environment.

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Statistics for Kudelstaart

Figures on residents, liveability and the housing market

All figures
Residents
Ages
1.6k0-15
1.1k15-25
2.2k25-45
2.6k45-65
1.7k65+
Gender
Men50%
Women50%
Households
Living alone28%
Without children30%
With children42%
Education level
VMBO, MBO 126%
HAVO/VWO, MBO 2-443%
HBO/WO31%
Origin
Netherlands77%
Europe8%
Outside Europe15%
Housing market
Pricesaveragemedian
Sale price €966,333€704,500
Sale per m² €5,315
Rent price €2,098 p/m€2,098 p/m
Rent per m² €31 p/m
Living area
Up to 60 m²6%
60-89 m²10%
90-119 m²28%
120-159 m²27%
160 m² and over29%
Listings
For sale94%
For rent6%
Year built
1945-19707%
1970-199023%
1990-201057%
After 201013%
Energy labels
A+7%
A65%
B9%
C15%
D1%
E1%
F1%
G2%

Location and amenities

Hoofdweg 154, Kudelstaart

Albert Heijn
Einsteinstraat 103
1263m
Coop
Dorpsstraat 9
3179m
Hoogvliet
Beethovenlaan 52
3636m
SPAR
De Strooplikker 19
4018m
PLUS
Werf 15
4183m
Lidl
Stationsweg 6
4651m
Jumbo
Ophelialaan 124
4671m
Albert Heijn
Praamplein 4A
4871m
Vomar
Molenpad 19
4981m
Aldi
Sportlaan 17
5626m

Risks and environmental factors

Noise, foundation and climate around this address

Noise levels

Above limit
Road traffic reference year 202262 dB
Air traffic reference year 202253 dB
Annual average noise level (Lden) per source; the tick marks the statutory preferred limit value. Rough indication on a 10-metre grid, not a façade assessment. Source: RIVM (Atlas Leefomgeving).

Foundation risk

Low
Year built (BAG)1985
Soil typeClay
KCAF attention areaKwetsbaar gebied – 20-40 %
Homes built before 1970 in this postcode area20.9%
Homes at risk of pile rot in the neighbourhood0.3%
Homes at risk of pile rot by 20500.3%
Homes at risk of subsidence by 20500.1%
Groundwater trend towards 2050Stable (-0.03 m)
Indication based on public sources, not a structural survey. Do the free foundation check at funderingskaartnederland.nl. Source: KCAF and BAG, a.o.

Rainwater flooding

Medium
Water depth in a heavy downpour (70 mm)15 to 20 cm
Water depth in an extreme downpour (140 mm)15 to 20 cm
Position relative to surroundings46 cm higher
Water in the street during short, heavy downpours; actual nuisance depends on local drainage. Source: Klimaateffectatlas.

Flooding

Medium
Chance, current climateModerate
Chance by 2050Small
Water depth in a flood232 cm
Worst-case water depth232 cm
Probability and water depth in a flood; 2050 assumes the high scenario. Check your flood risk at overstroomik.nl. Source: Klimaateffectatlas.

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