Koningsvaren 123
Abcoude-Noordoost, De Ronde Venen
AreaA leafy spot in Abcoude-Noordoost
This semi-detached house on Koningsvaren 123 sits in Abcoude-Noordoost, a quiet residential street in the town of Abcoude. The home dates from 1972 and carries an A energy label, which is an efficient label. With a price of €1,075,000, the asking price sits 41% below the average asking price of €1,810,000 for semi-detached houses in De Ronde Venen, so it is on the low side compared with the local market.
Inside the home
The agent describes a home with six rooms, five bedrooms and two bathrooms spread over three floors, with a volume of 616 cubic metres. The living area is listed as 168 square metres by the agent, while the BAG registration records 165 square metres; the plot is 250 square metres in both. Outside there is a front, side and rear garden, with the rear garden facing northwest and accessible via the back alley, plus a balcony and a detached brick garage. The property is freehold, has double glazing, wall and floor insulation and is described as fully insulated, with a central heating boiler.
Life in Abcoude-Noordoost
Abcoude-Noordoost is a residential area with around 3,000 residents, and the housing stock is a mix of ages, with a notable share built before 1945. Residents of 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 mentions a "beautiful neighbourhood, lots of greenery" but notes that traffic often drives much too fast. The reviews cover the wider municipality rather than this neighbourhood specifically. For a closer look at the local area, the Abcoude-Noordoost neighbourhood page has more detail.
Daily life and getting around
Groceries are close by, with a PLUS supermarket just around the corner and an Albert Heijn a couple of streets away. For primary education, Piet Mondriaan school is on your doorstep and KBs Pius is just around the corner. The nearest GP practice, Huisartsenpraktijk Kerkgaarde, is a couple of streets away, and Apotheek Abcoude BV is a ten-minute walk. Bus stops on the Broekzijdselaan and Ruwelspad are just around the corner, served by lines M and 120, and Abcoude train station is a ten-minute walk. The wider area falls under the municipality of De Ronde Venen.
WOZ value and address data
The WOZ value for this home is €865,000, based on the reference date of 1 January 2025. The asking price is 24% above the WOZ value. Between 2020 and 2025 the WOZ value rose by 40%, from €617,000 to €865,000. As for the address, road traffic noise is measured at 53 dB Lden, which is above the noise standard, while railway and aircraft noise stay below it. The foundation risk indication is low, though the soil is peat and sensitive to settlement; this is an area-level indication, not an inspection of this specific home. Pluvial flooding at heavy rain is indicated as medium, as is the current and 2050 flood risk, with heat stress low now and medium by 2050.
Source
At the time of writing the home is offered via two channels: Huispedia and ME Makelaars B.V. 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 Koningsvaren 123, Abcoude
How does the asking price compare with other homes in the area?
The asking price of €1,075,000 is 41% below the average asking price of €1,810,000 for semi-detached houses in the neighbourhood. The average price per square metre in the neighbourhood is €8,779, while this home is listed at €6,399 per square metre based on the agent's floor area. Ten homes are currently available in the neighbourhood.
What is the layout of this semi-detached house?
According to the agent, the home has six rooms, five bedrooms and two bathrooms across three floors, with a volume of 616 cubic metres. The living area is listed as 168 square metres by the agent, while the BAG registration records 165 square metres. The plot is 250 square metres. There is a front, side and rear garden, a balcony and a detached brick garage.
What is the WOZ value of this property?
The WOZ value is €865,000, based on the reference date of 1 January 2025. The asking price of €1,075,000 is 24% above this value. Over the five years from 2020 to 2025, the WOZ value increased by 40%, from €617,000 to €865,000. The WOZ value is the municipal valuation and does not necessarily reflect the current market value.
What are the noise levels around this address?
Road traffic noise at this address is measured at 53 dB Lden, which is above the noise standard, based on 2022 data. Railway noise is 39 dB Lden and aircraft noise is 45 dB Lden, both below the noise standard. These are area-level indications from public data sources, not measurements taken at the property itself.
What is the foundation risk for this home?
The foundation risk indication for this address is low. The soil is peat, which is sensitive to settlement, and in this area 1% of properties have an elevated risk of pile rot, according to the Klimaateffectatlas. This is an area-level indication based on public data, not an inspection of this specific home.
What are the flood and climate risks at this address?
Pluvial flooding at heavy rain is indicated as medium, and the flood risk is medium both currently and for 2050. Heat stress is low at present but is expected to be medium by 2050. These are area-level indications from the Klimaateffectatlas and similar public sources, not an assessment of this particular property.
Which supermarkets are near this home?
A PLUS supermarket is about 250 metres away, just around the corner, and an Albert Heijn is about 410 metres away, a couple of streets from the home. There are 16 supermarkets within five kilometres, including an AH to go and a Jumbo further out. The nearest large supermarket is about 500 metres away.
Which schools are close to this property?
Piet Mondriaan primary school is about 244 metres away, on your doorstep, and KBs Pius is about 341 metres away, just around the corner. Christelijk NAT Basisschool Abcoude is about 803 metres away. For secondary education, the nearest school is about 4.5 kilometres away. A childcare centre is about 400 metres from the home.
What public transport options are available nearby?
Bus stops on the Broekzijdselaan and Ruwelspad are about 211 and 319 metres away respectively, both served by lines M and 120. Abcoude train station is about 584 metres away, a ten-minute walk. The nearest bus stop is just around the corner from the home.
What do residents say about living in this area?
Residents of the municipality of De Ronde Venen give their living environment an average score of 7.53, based on nine reviews. One resident describes the area as "very quiet and family-friendly" with a school nearby and friendly neighbours. Another mentions a "beautiful neighbourhood, lots of greenery" but notes that traffic often drives much too fast. These reviews cover the wider municipality, not just this neighbourhood.
What is the energy label of this home?
The home has an energy label A, which is an efficient label. According to the agent, the property has double glazing, wall insulation, floor insulation and is described as fully insulated. The home is heated by a central heating boiler. The energy label is a separate fact from the insulation features listed by the agent.
What type of ownership applies to this property?
The property is freehold, meaning full ownership. There is no leasehold arrangement mentioned in the listing. The home includes a detached brick garage and a balcony, and the garden consists of a front, side and rear garden, with the rear garden accessible via the back alley.
