Kerkstraat 102
Abcoude-Noordoost, De Ronde Venen
AreaA grand home on the water
Kerkstraat 102 is a detached house from 1912, set right on the water in the heart of Abcoude. The home sits in a residential area with open views, and the setting combines the convenience of the centre with the calm of the waterfront. With a price of €1,795,000, the asking price is on the high side compared to the neighbourhood average of €1,810,000 for the ten homes currently for sale. The price per square metre comes to €5,905 based on the agent's floor area. For context, detached houses in De Ronde Venen are part of a market where the average price per m² across the municipality is €8,779.
Inside the house
This is a spacious family home with ten rooms, seven bedrooms and two bathrooms spread over three floors. The total volume is 756 m³. According to the BAG registration the living area is 316 m², while the agent lists 304 m². The plot is given as 134 m² in the BAG registration and 229 m² by the agent. The house has a rear garden and a side garden, both reachable via the back entrance and facing southwest. It is fully owned, heated by a central heating boiler, and insulated with roof insulation, triple glazing, double glazing, HR glazing, wall insulation and floor insulation.
Life in Abcoude-Noordoost
Abcoude-Noordoost is a neighbourhood of about 3,000 residents, where 69% of the homes are single-family houses and 57% are owner-occupied. Residents across the municipality of De Ronde Venen give their living environment an average score of 7.53, based on nine reviews. One resident says: "The neighbourhood is very quiet and family-friendly, there is also a school nearby and there are many friendly neighbours." Another resident mentions: "Beautiful neighbourhood, lots of greenery, much too fast driving by all traffic." The reviews reflect a mix of experiences, from peace and greenery to concerns about traffic speed. The neighbourhood has 100 reported crimes in the CBS data, which you can interpret for yourself. This is the Abcoude-Noordoost neighbourhood as it is today.
Amenities and transport
The daily routine is well served here. The Albert Heijn is just around the corner, with the PLUS a couple of streets away. For primary education, KBs Pius is a five-minute walk, and Piet Mondriaan is nearby. The GP practice Huisartsenpraktijk Gein en Angstel is on your doorstep, and the pharmacy Apotheek Abcoude BV is a five-minute walk. Bus stops at Hoogstraat and Dr. van Doornplein are just around the corner, served by lines M and 120. The train station Abcoude is a ten-minute walk away. This is all within the municipality of De Ronde Venen where the nearest secondary school is 4.5 km away.
WOZ value and address data
The WOZ value of the home is €1,792,000, based on the reference date of 1 January 2025. The asking price is virtually equal to the WOZ value. Between 2020 and 2025 the WOZ value rose by 96%, from €916,000 to €1,792,000. The address data shows a road traffic noise level of 55 dB Lden, which is above the noise standard, while railway noise at 49 dB and aircraft noise at 46 dB are both below the standard. The foundation risk indication is elevated, and the pluvial flooding risk is elevated, while the current flood risk and the 2050 flood risk are both low. These are area-level indications based on public data, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including Ramon Mossel Makelaardij and its listings on Huispedia and Funda. The agent presents the property with the details described above.
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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 Kerkstraat 102, Abcoude
What is the asking price for this detached house in Abcoude?
The asking price is €1,795,000. This is virtually equal to the WOZ value of €1,792,000 (reference date 1 January 2025). The neighbourhood average for homes currently for sale is €1,810,000, with prices ranging from €550,000 to €4,950,000. The price per square metre is €5,905 based on the agent's floor area of 304 m².
How many bedrooms and bathrooms does this house have?
The house has ten rooms in total, including seven bedrooms and two bathrooms, spread over three floors. The total volume is 756 m³. The living area is 316 m² according to the BAG registration, while the agent lists 304 m². The plot is 134 m² in the BAG registration and 229 m² according to the agent.
What is the WOZ value of this property and how has it developed?
The WOZ value is €1,792,000, based on the reference date of 1 January 2025. The asking price is virtually equal to this value. Over the past five years, the WOZ value has risen by 96%, from €916,000 in 2020 to €1,792,000 in 2025. This reflects the municipal valuation, not the current market value.
What are the noise levels and foundation risks at this address?
The road traffic noise level is 55 dB Lden, which is above the noise standard. Railway noise is 49 dB and aircraft noise is 46 dB, both below the standard. The foundation risk indication is elevated, and the pluvial flooding risk is elevated. The current flood risk and the 2050 flood risk are both low. These are area-level indications based on public data, not an inspection of this specific home.
Which supermarkets and schools are near this home?
The Albert Heijn is 381 metres away, the PLUS is 531 metres away, and the Jumbo is 2,464 metres away. For primary education, KBs Pius is 423 metres away and Piet Mondriaan is 447 metres away. The nearest secondary school is 4.5 km away. The GP practice Huisartsenpraktijk Gein en Angstel is 166 metres away, and the pharmacy Apotheek Abcoude BV is 488 metres away.
What public transport options are available near Kerkstraat 102?
Bus stops at Abcoude, Hoogstraat and Abcoude, Dr. van Doornplein are both around 380 metres away, served by lines M and 120. The train station Abcoude is 766 metres away, which is about a ten-minute walk. The nearest hospital is Amsterdam UMC locatie AMC in Amsterdam, at 2,831 metres.
What do residents say about living in this area?
Residents across the municipality of De Ronde Venen give their living environment an average score of 7.53, based on nine reviews. One resident says the neighbourhood is very quiet and family-friendly with a school nearby and many friendly neighbours. Another resident mentions the beautiful greenery but notes that traffic drives much too fast in places. The reviews reflect a mix of experiences.
What is the energy label of this house and what does it mean?
The energy label is C. This is a mid-range label, meaning the home is neither the most efficient nor the least efficient. The agent states the house has roof insulation, triple glazing, double glazing, HR glazing, wall insulation and floor insulation. The home is heated by a central heating boiler. Energy costs will depend on your usage and energy prices.
How does the floor area of this house compare to the neighbourhood average?
The living area of 304 m² according to the agent is 56% larger than the neighbourhood average of 195 m². The BAG registration gives a living area of 316 m², which is even larger. This makes the home substantially more spacious than most homes in Abcoude-Noordoost, where the average price per m² for homes currently for sale is €8,779.
What type of garden does this property have?
The property has a rear garden and a side garden, both reachable via the back entrance. The garden faces southwest, which means it gets afternoon and evening sun. The home is set on the water with open views, combining a central location with a waterfront setting. The plot size is 134 m² according to the BAG registration and 229 m² according to the agent.
