St. Vitusstraat 27
Naarden Vesting, Gooise Meren
AreaA monumental home in Naarden Vesting
This half-detached family home sits on St. Vitusstraat in Naarden Vesting, a neighbourhood where the streets are lined with history and the atmosphere is calm and settled. The asking price of €1,650,000 is on the high side compared with the average asking price in the neighbourhood, which comes to €1,292,955. This listing does not state the property type or year of construction, so those details are missing from the description. For a sense of what else is on the market, you can compare with other homes in Gooise Meren.
Inside the home
According to the agent, the home has four rooms, three bedrooms and two bathrooms spread over two floors, with a volume of 526 cubic metres. The living area is listed as 152 m² by the agent, while the BAG registration records 162 m². The property comes with a rear garden of 51 m² and a side garden, both accessible from the southeast via the back entrance. It is freehold, and the heating system includes a central heating boiler, a gas fireplace and partial underfloor heating. The energy label is A, which is an efficient label.
Life in Naarden Vesting
Naarden Vesting is a small, close-knit community of around 1,450 residents, many of whom have lived here for decades. One resident, who has been in the area for almost 30 years, says: "Good contact with the neighbours and we have seen all their children grow up safely here. Dog poo is cleaned up neatly. Rubbish always on time. Very pleasant." Another resident, who was born and grew up here, adds: "I was born in this neighbourhood, grew up, went to school and especially played outside a lot. I still live there." Across the municipality of Gooise Meren, residents give an average score of 8.15 out of 10, based on seven reviews. The reviews are mixed, with one resident describing the area as a "slum of Bussum South" and criticising the older generation, so opinions vary. For more on the area, see the Naarden Vesting neighbourhood.
Amenities and transport
The daily essentials are within easy reach. The Rehobothschool is just around the corner, and the Vondelschool Bussum is a ten-minute walk away. For groceries, the nearest PLUS is a couple of streets away, and the Albert Heijn is a ten-minute walk. The GP practice Prima Porta Huisartsen, Praktijk Kramer and the Service Apotheek Vesting are both about a ten-minute walk from the home. Bus line 110 stops at Naarden, Burg. Wesselingplein on your doorstep, and the train station Naarden-Bussum is a ten-minute walk. The municipality of Gooise Meren offers more options for shopping and services, as you can see on the page for the municipality of Gooise Meren.
WOZ value and address data
The WOZ value of the home is €1,261,000, based on the reference date 1 January 2025. The asking price is 31% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 65%, from €765,000 to €1,261,000. As for the address, the noise level from road traffic is 53 dB Lden, which is above the noise standard, while rail and air traffic noise are below the standard. The foundation risk indication is medium, based on clay soil that is sensitive to settlement, and the area is a KCAF attention area where 91% of properties were built before 1970. These are area-level indications, not an inspection of this specific home. The pluvial flooding risk at heavy rain is medium, and the current flood risk is low, though heat stress is expected to become medium by 2050.
Source and agent
At the time of writing, the home is offered via multiple channels, including BURGERSDIJK MAKELAARS and BURGERSDIJK SCHUYFF KEMPERS MAKELAARS 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 St. Vitusstraat 27, Naarden
How does the asking price compare with the neighbourhood average?
The asking price of €1,650,000 is 28% above the average asking price in Naarden Vesting, which is €1,292,955. The price per square metre, based on the agent's living area of 152 m², comes to €10,855, which is 48% above the neighbourhood average of €7,317 per m². The price verdict is that it is on the high side compared with the local market.
What is the layout of the home?
According to the agent, the home has four rooms, three bedrooms and two bathrooms spread over two floors. The living area is listed as 152 m² by the agent, while the BAG registration records 162 m². The property includes a rear garden of 51 m² and a side garden, both accessible from the southeast via the back entrance. It is freehold, and the heating system includes a central heating boiler, a gas fireplace and partial underfloor heating.
What is the WOZ value of this home?
The WOZ value is €1,261,000, based on the reference date 1 January 2025. The asking price is 31% above this WOZ value. Over the past five years, the WOZ value has increased by 65%, from €765,000 in 2020 to €1,261,000 in 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value.
What is the foundation risk for this address?
The foundation risk indication for this address is medium, based on clay soil that is sensitive to settlement. The area is a KCAF attention area, where 91% of properties in the postcode area were built before 1970, and 2% of properties in the neighbourhood have an elevated risk of pile rot, according to the Klimaateffectatlas. These are area-level indications, not an inspection of this specific home.
What amenities are within walking distance?
The Rehobothschool is just around the corner, and the Vondelschool Bussum is a ten-minute walk away. The nearest PLUS supermarket is a couple of streets away, and the Albert Heijn is a ten-minute walk. The GP practice Prima Porta Huisartsen, Praktijk Kramer and the Service Apotheek Vesting are both about a ten-minute walk from the home. Bus line 110 stops at Naarden, Burg. Wesselingplein on your doorstep.
What is the neighbourhood like?
Naarden Vesting has around 1,450 residents, with a mix of ages, though a large share are 65 or older. Residents who have lived here for decades describe good neighbourly contact and a safe environment for children. One resident says: "Good contact with the neighbours and we have seen all their children grow up safely here." Another resident, who was born here, says: "I was born in this neighbourhood, grew up, went to school and especially played outside a lot." Reviews across the municipality average 8.15 out of 10.
Why are there no property details in this listing?
The listing does not state the property type or year of construction. These fields were not published by the agent. The address itself is complete, so the location and neighbourhood information is accurate.
What is the energy label of this home?
The energy label is A, which is an efficient label. This means the home is likely to have lower energy costs compared with less efficient labels. The label is a classification of the energy performance of the home, based on its insulation, heating systems and other factors. No further details about the insulation are stated in the listing.
