A spacious family home on Karel Doormanstraat
This detached house on Karel Doormanstraat 45 sits in the Emmalaan neighbourhood of Alphen aan den Rijn, a quiet residential area with an open feel. Built in 1953, the home has a classic character and plenty of space both inside and out. With an asking price of €885,000, it is the most expensive of the 13 homes currently for sale in this neighbourhood, and the price sits 93% above the neighbourhood average asking price of €459,038. For context, the average asking price per square metre in the neighbourhood is €4,399, while this home is listed at €3,916 per square metre based on the agent's floor area. If you are looking at detached houses in Alphen aan den Rijn, this one stands out for its size and price.
Eight rooms across three floors
According to the agent, this home has eight rooms, including five bedrooms and three bathrooms, spread over three floors. The living area is listed at 226 m² by the agent, while the BAG registration records 210 m²; the plot is 409 m² according to both. The garden consists of a rear garden of 172 m², plus a front and side garden, with the rear garden facing west and accessible via the back. The property is fully owned and heated by a central heating boiler. The energy label is C, which means the home is moderately efficient, so expect reasonable but not minimal energy costs.
Life in Emmalaan
Emmalaan is a residential neighbourhood with about 2,680 residents, and it feels like a friendly, established part of town. Residents across the municipality of Alphen aan den Rijn give their living environment an average score of 7.66, based on 15 reviews. One resident describes the wider area as "green and cosy," mentioning the nearby Bos Park with tennis courts and a petting zoo, as well as the central location within Alphen aan den Rijn. Another resident says, "I grew up there and have always been satisfied," while a third notes that "friendly people, plenty of supermarkets in the area" make it a pleasant place, though they add that for nightlife you would need to go to Leiden or The Hague. These reviews reflect the municipality as a whole, not just this specific neighbourhood. The neighbourhood itself has a mix of housing, with 46% owner-occupied homes, and a relatively young population, with 32% aged between 25 and 45. For more on the Emmalaan neighbourhood, you can see the local data.
Daily essentials and getting around
For everyday needs, the Lidl and Hoogvliet supermarkets are just around the corner, and the SPAR express is a couple of streets away. The nearest primary school, Protestants Christelijke Basisschool Groen van Prinsterer, is on your doorstep, and the Groene Hart Topmavo secondary school is just around the corner. The GP practice Huisartsenpraktijk Gezondheidscentrum Dillenburg and Apotheek De Hoge Zijde pharmacy are both a five-minute walk away, and Alrijne Alphen aan den Rijn hospital is a ten-minute walk. For public transport, the bus stop at van Nesstraat is on your doorstep, with lines 182 and 722, and the Stadhoudersplein stop a couple of streets away offers more lines including 101, 147, 169, 183 and 722. The train station Alphen a/d Rijn is about a ten-minute walk, and the wider municipality of Alphen aan den Rijn is well served by local amenities. Regarding address risks, the noise level from road traffic is 61 dB Lden, which is above the noise standard, based on 2022 data; railway and aircraft noise are below the standard. The foundation risk indication is elevated, based on area-level data: the home was built in 1953 on clay soil, and the groundwater level is expected to drop towards 2050, which can increase risk for wooden foundations. These are area-level indications, not an inspection of this specific home. The pluvial flooding risk is low, and the flood risk is low both now and in 2050, while heat stress is low now but medium by 2050.
Source and availability
At the time of writing, this home is offered via multiple channels, including De Koning makelaars - ERA én NVM and their listing on Funda.
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Features
Details of this home
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Price
Areas and volume
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Outdoor space
Frequently asked questions
About Karel Doormanstraat 45, Alphen Aan Den Rijn
How does the asking price compare to other homes in the neighbourhood?
The asking price of €885,000 is 93% above the average asking price of €459,038 for homes currently for sale in the Emmalaan neighbourhood. It is also the most expensive of the 13 homes on the market here. The average asking price per square metre in the neighbourhood is €4,399, while this home is listed at €3,916 per square metre based on the agent's floor area of 226 m².
What is the layout of this detached house?
According to the agent, the home has eight rooms, including five bedrooms and three bathrooms, spread over three floors. The living area is listed at 226 m² by the agent, while the BAG registration records 210 m². The plot is 409 m². There is a rear garden of 172 m², plus a front and side garden, with the rear garden facing west and accessible via the back.
What is the energy label and what does it mean for costs?
The energy label is C. This is a mid-range label, so you can expect moderate energy costs for heating and electricity. The home is heated by a central heating boiler. The label does not indicate the condition of the property itself, only its energy efficiency. For comparison, in the neighbourhood, 21.4% of homes have label C, and 35.7% have label D or lower.
What is the foundation risk for this home?
The foundation risk indication for this address is elevated, based on area-level data. The home was built in 1953 on clay soil, and the groundwater level is expected to drop towards 2050, which can increase risk for wooden foundations. This is an area-level indication, not an inspection of this specific home. The pluvial flooding risk is low, and the flood risk is low both now and in 2050.
What are the nearest supermarkets and schools?
The Lidl and Hoogvliet supermarkets are both about 567 metres away, just around the corner. The SPAR express is 822 metres away, and the Albert Heijn is 989 metres away. The nearest primary school, Protestants Christelijke Basisschool Groen van Prinsterer, is 105 metres away, and the Groene Hart Topmavo secondary school is 217 metres away. There are also several other schools within a short walk.
How is the public transport in this area?
The bus stop at van Nesstraat is 78 metres away, with lines 182 and 722. The Stadhoudersplein stop, 296 metres away, offers more lines including 101, 147, 169, 183 and 722. The nearest train station, Alphen a/d Rijn, is 1,386 metres away, about a ten-minute walk. This gives you options for both local and regional travel.
What do residents say about living in this area?
Residents across the municipality of Alphen aan den Rijn give their living environment an average score of 7.66, based on 15 reviews. One resident describes the area as "green and cosy," mentioning the nearby Bos Park and the central location. Another says, "I grew up there and have always been satisfied." A third notes that there are "friendly people, plenty of supermarkets," but adds that for nightlife you would need to go to Leiden or The Hague.
What is the noise situation at this address?
The noise level from road traffic is 61 dB Lden, which is above the noise standard, based on 2022 data. Railway noise is 22 dB Lden and aircraft noise is 41 dB Lden, both below the standard. These are area-level indications based on public data, not measurements at the property itself.
