Homes for sale in Kudelstaart, Aalsmeer
Check the current supply of homes for sale in Kudelstaart and discover if this village-like neighbourhood on the Westeinderplassen suits you.
House prices and market figures in Kudelstaart, Aalsmeer
Kudelstaart is a village where the vast majority of homes are owner-occupied: 66% of the approximately 3,818 homes are owned. The average WOZ value is €453,000, which is equal to the district average of Kudelstraat en Kalslagen, but noticeably lower than the municipal average of €494,000 in Aalsmeer. In the past twelve months, 48 homes were sold at an average purchase price of €697,490. The range is wide: from €345,000 for a smaller apartment to €1,780,000 for larger detached homes on the water. With an average living area of 131 m², the price per square metre comes to around €5,325. The supply mainly consists of single-family homes, terraced houses and semi-detached houses, supplemented by a limited number of apartments and detached houses. At the top of this page you will find the current housing supply with the most recent asking prices and selling times.
Living in Kudelstaart: village character with rough edges
Kudelstaart is a long-stretched village on the Westeinderplassen, south of the town centre of Aalsmeer. It has a village character with relatively lots of green and water, which residents appreciate: the sub-score for green space is 7.0, one of the highest. The housing stock is diverse. You will find post-war terraced houses around the old village ribbon, new-build neighbourhoods from the 1990s and 2000s, and detached homes with private jetties on the lakes. The largest age group is 45 to 65 years (2,640 residents), but with 1,625 households with children, it is certainly also a family village.
In terms of amenities, Kudelstaart has its own shopping centre on the Kudelstaartseweg with, among others, an Albert Heijn, a bakery and a chemist. There are two primary schools: De Jozefschool and De Spiegel. For secondary education, children must go to Aalsmeer or Amstelveen. Sports club RKDES (football) and water sports clubs on the Westeinderplassen provide the club life. The Kudelstaartse Bos and the banks of the lakes offer space for walking and cycling.
Accessibility is a recurring point of criticism. There is one bus line (line 357) that runs every half hour, but the direct connection with Amsterdam-Zuid has deteriorated according to residents. One resident writes: "Public transport is a bit less. There is only one bus that goes every half hour." By car, you can reach the A4 or A9 via the N201 in about twenty minutes, but during rush hour this can increase significantly. A car of your own is practically indispensable here.
Residents are divided about the social atmosphere, and that is putting it mildly. The total resident score is 5.2 out of 10, based on 4 reviews. Where one resident calls it a "fine neighbourhood" and has never felt unsafe, others describe a very different picture. One resident writes: "Disrespectful environment. Little compassion for others. It's all me, me, me." Nuisance from young people, rubbish in gardens and a lack of community spirit are mentioned several times. The sub-score for community is only 3.2 and safety scores a 4.0. Night-time aircraft noise from Schiphol is also increasingly experienced as a problem. On the neighbourhood page of Kudelstaart you can read all the reviews and sub-scores.
If you compare Kudelstaart with other parts of the municipality, it is more affordable price-wise than the town centre of Aalsmeer itself, where the WOZ value is higher. The rural Oosteinde offers more space but even fewer amenities. Kudelstaart sits in between: village-like, reasonably green, but with social challenges that you should not underestimate.
Is a home for sale in Kudelstaart right for you?
Families with children form the largest group of households here, and that makes sense: the spacious gardens, the green space and the relatively affordable single-family homes make it attractive for movers coming from Amsterdam or Amstelveen. Buying a home in Kudelstaart at an average of nearly €700,000 is not a bargain, but you get more square metres for it than in the Amsterdam region. First-time buyers with a smaller budget can look at apartments from around €345,000. Seniors find peace and nature here, but must take into account the limited public transport accessibility. Be honest with yourself about the social dynamics: read the resident reviews carefully before deciding. If you prefer flexibility, also check the supply of rental homes in Kudelstaart.
What residents say about Kudelstaart
With a total score of 5.2 out of 10 based on 4 reviews, the picture is mixed. The highest sub-scores are for green space (7.0) and housing (7.0): residents are satisfied with their home and the green surroundings. The lowest scores are for community (3.2) and accessibility (3.8). One resident sums up the positive: "I have personally never really felt unsafe in the neighbourhood. I think it's a nice neighbourhood to live in with hardly any problems." Others are much more critical about nuisance and mutual interaction. Read all the reviews on the page about Kudelstaart and form your own picture.
Compare homes for sale around Kudelstaart
On Buurtje.nl you combine current housing supply from more than 1,500 sources with neighbourhood scores, resident reviews and district data. This way you not only see what is for sale, but also what it is like to live there. Compare the supply in Kudelstaart with homes for sale in the district Kudelstraat en Kalslagen, see what is available in the municipality of Aalsmeer, or explore the district Oosteinde. For more information about the municipality, you can also visit the website of the municipality of Aalsmeer.
Frequently asked questions
What is the cost of a home in Kudelstaart?
The average purchase price in Kudelstaart over the past year was €697,490, with a range from €345,000 to €1,780,000. With an average living area of 131 m², the price per square metre comes to approximately €5,325. Apartments are the most affordable, while detached waterfront homes are the most expensive.
What is the WOZ value in Kudelstaart?
The average WOZ value in Kudelstaart is €453,000. This is equal to the neighbourhood average of Kudelstraat and Kalslagen, but lower than the municipal average of Aalsmeer (€494,000). Actual selling prices are generally higher than the WOZ value.
What is it like to live in Kudelstaart?
Kudelstaart is a village-like neighbourhood on the Westeinderplassen with plenty of greenery and water. Residents give it a 5.2 out of 10. Positives are the spacious homes and greenery (both 7.0). Criticisms are the limited sense of community (3.2) and nuisance. It is a quiet village, but the social atmosphere varies greatly by street.
Is Kudelstaart suitable for families with children?
With 1,625 households with children, Kudelstaart is certainly a family village. There are two primary schools, sports clubs and plenty of outdoor space. Gardens are generally spacious. However, keep in mind limited public transport for older children who need to attend secondary schools in Aalsmeer or Amstelveen.
How accessible is Kudelstaart?
Public transport accessibility is limited: there is one bus line (357) every half hour. A direct connection to Amsterdam-Zuid no longer exists. By car, via the N201, you can reach the A4 or A9 in about twenty minutes outside rush hour. A car is almost essential in Kudelstaart.
What type of homes are for sale in Kudelstaart?
The supply of homes for sale in Kudelstaart mainly consists of single-family homes and terraced houses, ranging from post-war construction to new builds from the 1990s and 2000s. Additionally, there are semi-detached homes, a limited number of apartments, and detached homes on the Westeinderplassen.
Is there nuisance from Schiphol in Kudelstaart?
Yes, several residents mention increasing nuisance from night flights from Schiphol as a serious problem. Kudelstaart lies under one of the flight paths. This is something to consider if you want to buy a home in Kudelstaart, especially if you are sensitive to noise pollution.
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.
Auto-translated to English by AINice 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.
Auto-translated to English by AIThe 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.
Auto-translated to English by AIReasonably 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.
Auto-translated to English by AII 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.
Auto-translated to English by AI
