Houttuinen-Zuid 8
Woudhuis, Apeldoorn
AreaA spacious villa in Woudhuis
Tucked away in the quiet, family-friendly Woudhuis neighbourhood on the eastern edge of Apeldoorn, this detached villa from 1998 offers a rare combination of space and privacy. With a free view and a garden on all sides, it feels a world away from the bustle, yet the centre of Apeldoorn is only a short drive. The asking price of €1,050,000 is on the high side compared to the neighbourhood average, and it sits well above the typical price for detached houses in Apeldoorn.
Inside the home
Step inside and you'll find a generous layout spread over three floors, with nine rooms in total, including six bedrooms and one bathroom. The living area is listed at 245 m² by the agent, while the BAG registration records 294 m². The plot measures 611 m² according to both sources. The home comes with a garden on the front, side and rear, plus a sun terrace facing northeast, and there's an attached brick garage and a balcony. It's fully insulated, with roof, wall and floor insulation, and heated by a combination of a central heating boiler, an open fireplace and partial underfloor heating. You own the property outright.
Life in Woudhuis
Residents describe Woudhuis as a cosy, cheerful neighbourhood with helpful neighbours and plenty of green space. One resident mentions the many playgrounds, making it a lovely place for children and young families. Another appreciates the walking spots, ideal for dog owners. Based on six reviews, the neighbourhood scores an average of 8.65 out of 10. The area is home to around 5,880 people, and most homes were built between 1990 and 2010. It's a place where people seem to know each other, and the atmosphere is welcoming. For a closer look at what the Woudhuis neighbourhood has to offer, the data paints a picture of a settled, family-oriented community.
Amenities and transport
Daily errands are easy from here. The Dirk supermarket is just around the corner, and the Albert Heijn is a ten-minute walk away. For primary education, PCBO Regenboog-Woudhuis is a couple of streets away, and there are several other schools within walking distance. The GP practice Huisartsenpraktijk De Linie and the pharmacy Apotheek De Linie are both about a ten-minute walk from the house. Public transport is well within reach: the bus stop Houttuinen-Noord is on your doorstep, with lines 16 and 17, and the train station Apeldoorn Osseveld is a ten-minute walk. The wider municipality of Apeldoorn offers everything else you might need.
WOZ value and address data
The WOZ value of the property is €910,000, based on the reference date 1 January 2025. The asking price is 15% above this value. Over the past five years, the WOZ value has developed in line with the local market. As for the address, the noise level from road traffic is 45 dB Lden, which is below the legal norm, and railway noise is 32 dB Lden, also below the norm. The foundation risk indication is low, with sandy soil. For climate risks, the indication for pluvial flooding is elevated, while the current flood risk is low and is expected to remain low by 2050. Heat stress is currently low but is expected to become 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 multiple channels, including Reinders Makelaars and Reinders Makelaars.
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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-Zuid 8, Apeldoorn
How does the asking price compare to other homes in Woudhuis?
The asking price of €1,050,000 is 56% above the average asking price in the neighbourhood, which is €673,026. It's also well above the median price of €575,000. The price per square metre is €4,286, based on the agent's listed living area of 245 m². This places the home at the higher end of the local market, reflecting its size and features.
What is the layout of this detached house?
The home has nine rooms in total, including six bedrooms and one bathroom, spread over three floors. The agent lists the living area as 245 m², while the BAG registration records 294 m². There's a garden on the front, side and rear, plus a sun terrace facing northeast. An attached brick garage and a balcony are also present.
What is the WOZ value of this property?
The WOZ value is €910,000, based on the reference date 1 January 2025. The asking price is 15% above this value. The WOZ value is the municipal valuation for tax purposes, not the current market value. Over the past five years, the WOZ value has developed in line with the local market.
What are the noise levels around this address?
The noise level from road traffic is 45 dB Lden, which is below the legal norm. Railway noise is 32 dB Lden, also below the norm. These figures come from public data at the address level and are indications for the area, not measurements taken at the property itself.
What is the foundation risk for this home?
The foundation risk indication for this address is low, and the soil type is sand. This is an area-level indication based on public data, not an inspection of the specific property. It gives a general sense of the ground conditions in the vicinity.
What climate risks apply to this address?
The indication for pluvial flooding is elevated, meaning there's a higher chance of waterlogging during heavy rain. The current flood risk is low and is expected to remain low by 2050. Heat stress is currently low but is expected to become medium by 2050. These are area-level indications, not a property-specific assessment.
Which supermarkets are nearby?
The nearest supermarket is Dirk, about 983 metres away, which is roughly a ten-minute walk. The Albert Heijn is slightly further at 1,043 metres. There are also PLUS, Jumbo and another Albert Heijn within about 2 kilometres, giving plenty of choice for daily groceries.
What schools are close to this home?
The nearest primary school is PCBO Regenboog-Woudhuis, about 639 metres away. Other primary schools within walking distance include PCBO Regenboog Osseveld, IKC VindingRijk and Daltonschool De Zonnewende. There's also a special education school, Kentalis Dr. P.C.M. Bosschool Apeldoorn, at about 796 metres.
How accessible is public transport from this address?
The bus stop Houttuinen-Noord is just 144 metres away, with lines 16 and 17. Two other stops, Het Schip and Het Kasteel, are within 400 metres. The nearest train station is Apeldoorn Osseveld, about 778 metres away, which is roughly a ten-minute walk.
What is the neighbourhood of Woudhuis like?
Woudhuis is described by residents as cosy and cheerful, with helpful neighbours and plenty of playgrounds. One resident mentions it's a lovely place for children and young families. The neighbourhood scores an average of 8.65 out of 10 based on six reviews. Most homes were built between 1990 and 2010, and the area has a settled, family-oriented feel.
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