Houttuinen-Noord 38
Woudhuis, Apeldoorn
AreaA detached home in a green corner of Apeldoorn
Tucked away on a quiet road with a view over the park, this detached house from 1995 sits in Woudhuis, a residential area on the eastern edge of Apeldoorn. The setting is sheltered, with a free view and a garden on three sides. With an asking price of €1,050,000, the home is priced well above the average for detached houses in Apeldoorn, and the price per square metre of €5,122 is on the high side compared with the neighbourhood average of €4,058 per m².
Six rooms across two floors
The agent describes a home with six rooms, four bedrooms and two bathrooms spread over two floors, with a volume of 882 m³. The garden wraps around the house, with a front, side and rear garden, the latter facing south and accessible via the back alley. There is an attached brick garage and a balcony. The home is fully insulated, with roof, wall and floor insulation and double glazing, and is heated by a central heating boiler plus an open fireplace. Ownership is freehold. The BAG registration records a living area of 258 m², while the agent lists 205 m².
Woudhuis, a cosy neighbourhood for families
Residents give the Woudhuis neighbourhood an average score of 8.65 out of 10, based on six reviews. One resident calls it a cosy neighbourhood with helpful neighbours and cheerful houses, while another mentions plenty of walking spots, also for walking the dog. A third resident, who has lived there since childhood, highlights the many playgrounds and describes it as a cosy neighbourhood for children and young families. The area counts around 5,880 inhabitants, and most homes were built between 1990 and 2010.
Daily life in and around Woudhuis
A bus stop on Houttuinen-Noord is on your doorstep, with lines 16 and 17, and the train station Apeldoorn Osseveld is a ten-minute walk away. The nearest primary school, PCBO Regenboog-Woudhuis, is a couple of streets away, as are the GP practice Huisartsenpraktijk De Linie and Apotheek De Linie. For groceries, Dirk and Albert Heijn are both just around the corner, with Jumbo and PLUS a bit further out. The municipality of the municipality of Apeldoorn offers further amenities within easy reach.
WOZ value and address data
The WOZ value was set at €981,000 on 1 January 2025, and the asking price sits 7% above that value. Between 2020 and 2025 the WOZ value rose by 68%, from €584,000 to €981,000. As for the address, the noise level from road traffic is 46 dB and from rail traffic 34 dB, both below the relevant standards. The foundation risk indication is low, with sandy soil, and the area-level climate indications for pluvial flooding and current flood risk are low, with heat stress expected to become medium by 2050. These are area-level indications, not an inspection of this specific home.
Offered via multiple channels
At the time of writing, the home is offered via three channels, including OpenDeur Deventer, an NVM agent, and OpenDeur Apeldoorn 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 Houttuinen-Noord 38, Apeldoorn
How does the asking price compare with the WOZ value?
The WOZ value was set at €981,000 on 1 January 2025. The asking price of €1,050,000 is 7% above that value. The WOZ value is the municipal valuation for tax purposes, not the current market value, so the comparison is a factual reference point rather than a judgement on the price.
What is the layout of this detached house?
According to the agent, the home has six rooms, four bedrooms and two bathrooms across two floors, with a volume of 882 m³. There is a balcony, an attached brick garage, and a garden on three sides, with the rear garden facing south and accessible via the back alley. The BAG registration records a living area of 258 m², while the agent lists 205 m².
What does the energy label A mean for this home?
Energy label A is an efficient label, which means the home is likely to have relatively low energy costs compared with less efficient labels. The agent also states the home is fully insulated, with roof, wall and floor insulation and double glazing. The energy label is a classification, not a guarantee of actual consumption.
What are the risk indications for this address?
The address-level risk data shows a low foundation risk indication, with sandy soil. Noise from road traffic is 46 dB and from rail traffic 34 dB, both below the relevant standards. Climate indications are low for pluvial flooding and current flood risk, with heat stress expected to become medium by 2050. These are area-level indications, not an inspection of this specific home.
What amenities are within walking distance?
The nearest bus stop, Apeldoorn Houttuinen-Noord, is on your doorstep with lines 16 and 17. The train station Apeldoorn Osseveld is about 683 metres away. The primary school PCBO Regenboog-Woudhuis is 551 metres away, and the GP practice Huisartsenpraktijk De Linie and Apotheek De Linie are both around 760 metres. Dirk and Albert Heijn supermarkets are within about a kilometre.
How do residents rate the Woudhuis neighbourhood?
Residents give Woudhuis an average score of 8.65 out of 10, based on six reviews. One resident describes it as a cosy neighbourhood with helpful neighbours and cheerful houses, while another mentions plenty of walking spots, also for walking the dog. A third resident highlights the many playgrounds and calls it a cosy neighbourhood for children and young families.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value rose by 68%, from €584,000 to €981,000. The reference dates run from 1 January 2020 through 1 January 2025. This development reflects the municipal valuation over that period, not the current market value or the asking price.
What is the average price for homes in Woudhuis?
In Woudhuis, the average asking price for the 19 homes currently available is €673,026, with a median of €575,000. The asking price of this home is 56% above that neighbourhood average. The average price per square metre in the neighbourhood is €4,058, while this home is listed at €5,122 per m².
What schools are near this home?
The nearest primary school is PCBO Regenboog-Woudhuis, about 551 metres away, followed by PCBO Regenboog Osseveld at 652 metres and IKC VindingRijk at 683 metres. There is also a special education school, Kentalis Dr. P.C.M. Bosschool Apeldoorn, at 694 metres. Secondary education is further out, at about 3 kilometres.
Is there a train station nearby?
Yes, the nearest train station is Apeldoorn Osseveld, about 683 metres from the home, which is roughly a ten-minute walk. The nearest bus stop, Apeldoorn Houttuinen-Noord, is just 51 metres away and is served by lines 16 and 17.
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