A leafy setting in Arnhem
This semi-detached house on Van Ruisdaelstraat 12 sits in Gulden Bodem, a green corner of Arnhem where the forest and a park are close by. The street itself is quiet, and the home is surrounded by trees. With a price of €1,095,000, the asking price is on the high side compared with other semi-detached houses in Arnhem, especially given the living area.
The home itself
Built in 1930, this house offers 10 rooms, including 6 bedrooms and 2 bathrooms, spread over 3 floors. The living area is listed as 199 m² by the agent, while the BAG registration records 210 m². The plot measures 311 m² according to both sources. There is a garden at the front and rear, with the rear garden facing north and accessible via the back alley. A detached brick garage and a balcony are also present. The home has roof insulation, mostly double glazing and floor insulation, and is heated by a central heating boiler. It is offered with full ownership. The energy label is D.
Life in Gulden Bodem
Residents across the Gulden Bodem neighbourhood give their living environment an average score of 7.53, based on 71 reviews. One resident says: "Centraal maar toch rustig gelegen mooie groene straat in Arnhem. Nooit druk maar er is wel wat reuring." Another adds: "Ik woon er al jaren, nooit problemen gehad met de buren/buurt. Stad is lekker dichtbij, iedereen is er voor elkaar!" A third resident, who has lived there for 46 years, mentions that traffic can be dangerous because people drive too fast on the narrow street, but still calls the neighbourhood cosy. The neighbourhood has about 1,170 inhabitants, and 96% of the homes are owner-occupied.
Amenities and transport
Daily errands are easy from here. The Albert Heijn is just around the corner, with Lidl and Jumbo a couple of streets away. Christelijk kindcentrum Gulden Bodem is on your doorstep, and the Arnhemse Montessorischool is just around the corner. The nearest GP practice, Huisartsenpraktijk de Blauwe Jachthoorn, Praktijk Spekhorst en Wolff, is a ten-minute walk, and the BENU Apotheek Burgemeesterswijk is a couple of streets away. Bus line 9 stops at Arnhem, Izaak Evertslaan, a five-minute walk from the home. Arnhem Centraal station is a ten-minute walk, and the municipality of Arnhem offers further amenities within easy reach.
WOZ and address data
The WOZ value of the home is €971,000, based on the reference date 1 January 2025. The asking price is 13% above this value. Between 2020 and 2025, the WOZ value rose by 42%, from €682,000 to €971,000. As for the address, the noise level from road traffic is 51 dB Lden, which is above the noise standard, while railway noise is 32 dB Lden, below the standard. The foundation risk indication is medium, as the home was built before 1970 and the area is a KCAF attention zone. The soil type is sand. These are area-level indications, not an inspection of this specific home. For climate, pluvial flooding at heavy rain is elevated, while flood risk is low now and in 2050, and heat stress is low now but medium by 2050.
Source
At the time of writing, the home is offered via multiple channels, including Spitman Makelaars | Qualis.
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 Van Ruisdaelstraat 12, Arnhem
How does the asking price compare to the WOZ value?
The asking price of €1,095,000 is 13% above the WOZ value of €971,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Between 2020 and 2025, the WOZ value increased by 42%, from €682,000 to €971,000.
What is the layout of this semi-detached house?
The home has 10 rooms, including 6 bedrooms and 2 bathrooms, spread over 3 floors. The agent lists the living area as 199 m², while the BAG registration records 210 m². The plot is 311 m². There is a garden at the front and rear, a balcony, and a detached brick garage.
What is the energy label and what does it mean for costs?
The energy label is D. This is not the most efficient label, so energy costs are likely to be moderate. The home has roof insulation, mostly double glazing and floor insulation, according to the agent. The heating is provided by a central heating boiler.
What is the foundation risk for this address?
The foundation risk indication for this address is medium. This is based on the fact that the home was built before 1970 (in 1930) and that 94% of properties in this postcode area were built before 1970. The soil type is sand. This is an area-level indication, not an inspection of this specific home.
What are the noise levels around this home?
The noise level from road traffic is 51 dB Lden, which is above the noise standard. Railway noise is 32 dB Lden, which is below the standard. These figures are based on public data from 2022 and 2023 and are area-level indications, not measurements at the property itself.
What supermarkets are nearby?
The nearest supermarket is Albert Heijn, about 492 metres away. Lidl and Jumbo are both around 725 metres from the home. There are 38 supermarkets within 5 kilometres, so daily shopping is well covered.
Which schools are close to this home?
Christelijk kindcentrum Gulden Bodem is just 94 metres away, and the Arnhemse Montessorischool is 219 metres away. Both are primary schools. There are 65 schools within 5 kilometres, including secondary education options.
How is the public transport connection?
Bus line 9 stops at Arnhem, Izaak Evertslaan, about 397 metres away, and at Arnhem, van Ruisdaelstraat, 405 metres away. The nearest train station is Arnhem Centraal, about 1.1 kilometres from the home.
What is the neighbourhood like according to residents?
Residents across the municipality of Arnhem give their living environment an average score of 7.53, based on 71 reviews. One resident describes the area as central yet quiet, with a green street and some bustle. Another mentions that the city is close by and neighbours are helpful. These reviews reflect the wider municipality, not just this specific neighbourhood.
What is the risk of flooding or heat stress at this address?
The risk of pluvial flooding at heavy rain is elevated. Flood risk from rivers or the sea is low, both now and in 2050. Heat stress is low now, but is expected to be medium by 2050. These are area-level indications from the Klimaateffectatlas, not an assessment of this specific property.
