Koningsvaren 2
Abcoude-Noordoost, De Ronde Venen
AreaA leafy spot in Abcoude-Noordoost
This semi-detached house sits on Koningsvaren 2 in Abcoude-Noordoost, a part of Abcoude where greenery and a village feel come together. The asking price of €1,295,000 is keen compared with the average asking price in the neighbourhood, which comes in at €1,810,000. For context, the average asking price per square metre in the area is €8,779, while this home is listed at €7,443 per square metre based on the agent's floor area. If you are weighing up options, it is worth comparing with other [semi-detached houses in De Ronde Venen]( /koopwoningen/de-ronde-venen/twee-onder-een-kapwoningen/).
The home itself
Built in 1972, this semi-detached house spans three floors and offers five rooms, including four bedrooms and two bathrooms. The living area is listed at 174 m² by the agent, while the BAG registration records 202 m². The plot measures 265 m² according to the agent, against 250 m² in the BAG registration. Outside, there is a west-facing back garden of 76 m² and a detached brick garage. The agent notes roof insulation and double glazing, and the home is heated with a central heating boiler and underfloor heating throughout. The energy label is B.
Life in Abcoude-Noordoost
Residents across the municipality of De Ronde Venen give their living environment an average score of 7.53, based on nine reviews. One resident describes the neighbourhood as very quiet and family-friendly, with a school nearby and many friendly neighbours. Another mentions a beautiful, green area but notes that traffic often exceeds the 30 km/h limit. A third resident speaks of antisocial behaviour from neighbours. These reviews reflect the wider municipality rather than this specific neighbourhood. Around 57% of homes in the area are owner-occupied, and the population of Abcoude-Noordoost stands at 3,020. For a closer look at what the area offers, see [the Abcoude-Noordoost neighbourhood]( /buurt/abcoude-noordoost-de-ronde-venen/).
Amenities and transport
Daily errands are well covered here. The PLUS supermarket is just around the corner, with Albert Heijn a couple of streets away. Primary schools Piet Mondriaan and KBs Pius are both within a short walk. The GP practice Huisartsenpraktijk Kerkgaarde is a five-minute walk, and Apotheek Abcoude BV is about ten minutes on foot. For public transport, bus stops at Broekzijdselaan and Ruwelspad are on your doorstep, served by lines M and 120. Abcoude train station is a ten-minute walk away. The municipality of De Ronde Venen surrounds the village, and you can explore more about [the municipality of De Ronde Venen]( /gemeente/de-ronde-venen/).
WOZ value and address data
The WOZ value for this home is €788,000, based on the reference date of 1 January 2025. The asking price sits 64% above this value. Between 2020 and 2025, the WOZ value rose by 25%, from €630,000 to €788,000. As for the address, road traffic noise is measured at 51 dB Lden, which is above the noise standard, while railway and aircraft noise stay below their respective norms. The foundation risk indication is low, though the soil is peat, which is sensitive to settlement. Pluvial flooding risk is medium, as is the current and 2050 flood risk. These are area-level indications from public data, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Honq-Makelaardij and its listings on Vastgoed Nederland, Huispedia and Pararius.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
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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 2, Abcoude
How does the asking price compare with the neighbourhood average?
The asking price of €1,295,000 is 28% below the average asking price in Abcoude-Noordoost, which is €1,810,000. The average asking price per square metre in the neighbourhood is €8,779, while this home is listed at €7,443 per square metre based on the agent's floor area. The price verdict is described as keen compared with the neighbourhood average.
What is the layout of this semi-detached house?
The home spans three floors and contains five rooms in total, including four bedrooms and two bathrooms. The agent lists the living area at 174 m², while the BAG registration records 202 m². The plot is 265 m² according to the agent, against 250 m² in the BAG registration. Outside there is a west-facing back garden of 76 m² and a detached brick garage.
What is the WOZ value and how has it developed?
The WOZ value is €788,000, based on the reference date of 1 January 2025. The asking price is 64% above this value. Over the past five years, the WOZ value has risen by 25%, from €630,000 in 2020 to €788,000 in 2025. 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 51 dB Lden, which is above the noise standard, based on 2022 data. Railway noise is 39 dB Lden, below the standard, and aircraft noise is 45 dB Lden, also below the standard. These are area-level indications from public data, 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 type 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 supermarkets and schools are nearby?
The PLUS supermarket is 252 metres away, and Albert Heijn is 415 metres away. For schools, Piet Mondriaan primary school is 262 metres away and KBs Pius is 368 metres away. The nearest GP is Huisartsenpraktijk Kerkgaarde at 448 metres, and the pharmacy Apotheek Abcoude BV is 747 metres away.
What public transport options are available?
Bus stops at Broekzijdselaan and Ruwelspad are both within a few hundred metres, served by lines M and 120. Abcoude train station is 612 metres away, about a ten-minute walk. The nearest hospital is Amsterdam UMC locatie AMC in Amsterdam, at 2,246 metres.
What do residents say about living in the 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 describes the area as very quiet and family-friendly, with a school nearby and friendly neighbours. Another mentions a beautiful, green area but notes that traffic often exceeds the 30 km/h limit. These reviews reflect the wider municipality, not specifically Abcoude-Noordoost.
What is the energy label and what does it mean for costs?
The energy label for this home is B. This is a relatively efficient label, so energy costs are likely to be moderate compared with less efficient homes. The agent also notes roof insulation and double glazing, which can help keep the home warm. The exact energy costs will depend on usage and energy prices.
How many homes are currently for sale in the neighbourhood?
There are currently 10 homes for sale in Abcoude-Noordoost. The average asking price is €1,810,000, with a median of €1,450,000. Prices range from €550,000 to €4,950,000. The average asking price per square metre is €8,779, and the average floor area of homes for sale is 195 m².
