A leafy setting in Arnhem
This semi-detached house on Van Ruisdaelstraat 23 sits in the Gulden Bodem neighbourhood of Arnhem, a quiet street in a wooded, residential area. The home dates from 1933 and has an energy label D. With an asking price of €850,000, the price is 26% below the neighbourhood average asking price of €1,142,571, making it the cheapest of the seven homes currently for sale in this neighbourhood. For context, the average asking price for semi-detached houses in Arnhem is higher than this particular listing.
The home itself
The house offers six rooms, including five bedrooms and two bathrooms, spread over four floors. The living area is 139 m² according to the agent, while the BAG registration lists 149 m²; the plot is 204 m² in both sources. Outside, there is a rear garden of 72 m² facing east, accessible via the back alley, plus a front and side garden, and a balcony. The property is freehold. According to the agent, the insulation includes roof insulation, double glazing, HR glazing and HR+ glazing, and the heating is provided by a central heating boiler, an open fireplace and partial underfloor heating.
Gulden Bodem
The Gulden Bodem neighbourhood is home to about 1,190 residents, with a mix of ages and household types. Residents across the municipality of Arnhem give their living environment an average score of 7.62, based on 75 reviews. One resident says: "Centraal maar toch rustig gelegen mooie groene straat in Arnhem. Nooit druk maar er is wel wat reuring." Another notes: "Het is prettig wonen. Veel jonge mensen en een gemoedelijke sfeer tussen de buurtbewoners." These reviews reflect the wider municipality rather than this specific neighbourhood.
Amenities and transport
Daily errands are well covered. The Albert Heijn is just around the corner, with Lidl and Jumbo a couple of streets away. For primary education, Christelijk kindcentrum Gulden Bodem is on your doorstep, and the Arnhemse Montessorischool is just around the corner. The nearest GP is Huisartsenpraktijk de Blauwe Jachthoorn, Praktijk Spekhorst en Wolff, a ten-minute walk, and the BENU Apotheek Burgemeesterswijk is a couple of streets away. Bus line 9 stops at Arnhem, van Ruisdaelstraat, just around the corner, and Arnhem Centraal station is a ten-minute walk. The municipality of Arnhem offers further amenities within easy reach.
WOZ and address data
The WOZ value is €705,000 as of 1 January 2025, and the asking price is 21% above this value. Between 2020 and 2025, the WOZ value rose by 26%, from €561,000 to €705,000. Regarding address risks, these are area-level indications, not an inspection of this specific home. The foundation risk indication is medium, given the home was built before 1970 and the soil type is sand. Noise from road traffic is 46 dB Lden and from rail traffic 32 dB Lden, both below the relevant standards. For climate, pluvial flooding at heavy rain is elevated, while current flood risk and heat stress are low, though heat stress is expected to become medium by 2050.
Source
At the time of writing, the home is offered via multiple channels, including Jaco Wiegersma Makelaar Vastgoedadviseur BV and other listings.
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Features
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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 23, Arnhem
How does the asking price compare to the WOZ value?
The asking price of €850,000 is 21% above the WOZ value of €705,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. Between 2020 and 2025, the WOZ value increased by 26%, from €561,000 to €705,000. This comparison is precomputed and does not imply any judgement about whether the price is fair.
What is the layout of this semi-detached house?
According to the agent, the house has six rooms, including five bedrooms and two bathrooms, spread over four floors. The living area is listed as 139 m² by the agent, while the BAG registration records 149 m². The plot is 204 m². There is a rear garden of 72 m² facing east, accessible via the back alley, plus a front and side garden, and a balcony. The property is freehold.
What is the energy label and what does it mean for costs?
The energy label is D. This label indicates a moderate level of energy efficiency, so you can expect heating and electricity costs to be higher than with more efficient labels. The agent notes that the home has roof insulation, double glazing, HR glazing and HR+ glazing, and heating is provided by a central heating boiler, an open fireplace and partial underfloor heating. These features are stated separately from the label.
What is the foundation risk for this property?
The foundation risk indication for this address is medium, based on area-level data from KCAF. This is because the home was built before 1970 (in 1933) and the soil type is sand. This is an area-level indication, not an inspection of this specific home. No specific defects are implied, and no action is suggested.
What amenities are within walking distance?
The Albert Heijn is about 450 metres away, with Lidl and Jumbo around 660-675 metres. For primary education, Christelijk kindcentrum Gulden Bodem is 124 metres away, and the Arnhemse Montessorischool is 169 metres. The nearest GP is Huisartsenpraktijk de Blauwe Jachthoorn, Praktijk Spekhorst en Wolff, about 731 metres, and the BENU Apotheek Burgemeesterswijk is 508 metres. Bus line 9 stops at Arnhem, van Ruisdaelstraat, 293 metres away.
How is the neighbourhood of Gulden Bodem described by residents?
Residents across the municipality of Arnhem give their living environment an average score of 7.62, based on 75 reviews. One resident says: "Centraal maar toch rustig gelegen mooie groene straat in Arnhem. Nooit druk maar er is wel wat reuring." Another notes: "Het is prettig wonen. Veel jonge mensen en een gemoedelijke sfeer tussen de buurtbewoners." These reviews reflect the wider municipality, not specifically this neighbourhood.
What is the public transport situation near this home?
Bus line 9 stops at Arnhem, van Ruisdaelstraat, about 293 metres away, and also at Arnhem, Izaak Evertslaan (309 metres) and Arnhem, Jacob Marislaan (454 metres). The nearest train station is Arnhem Centraal, approximately 1.1 km away. No travel times or destinations are specified, but the stops are within a short walk.
How does the price per square metre compare to the neighbourhood?
The asking price per square metre is €6,115, based on the agent's living area of 139 m². This is higher than the neighbourhood average asking price per square metre of €4,990, which is based on a larger average living area of 246 m². The comparison is precomputed and does not imply any judgement about value.
