Ermerzand 44
De Venen en Zanden, Ede
AreaA modern terraced house in Ede
Tucked away on a quiet road in the De Venen en Zanden neighbourhood, this terraced house from 2016 offers a calm setting within a residential area. The home sits in Ede, a town where both the city centre and surrounding nature are easily accessible. With an asking price of €519,000, the price is keen compared to the neighbourhood average asking price of €574,286. For context, this sits among the [terraced houses in Ede].
Inside the home
This three-storey family home has five rooms, including three bedrooms and one bathroom. The living area is listed at 127 m² by the agent, while the BAG registration records 115 m². The plot measures 138 m². The property comes with a front garden and a rear garden of 72 m², facing south and accessible via the back alley. There is also a detached wooden garage. According to the agent, the home is fully insulated with double glazing, roof, wall and floor insulation, and is heated by district heating. It is freehold, so there is no leasehold ground rent.
The De Venen en Zanden neighbourhood
This is a young neighbourhood, with all homes built after 2010, and it feels like a place where people look out for each other. One resident says: "When I had an accident, people took care of me and the dogs for 1.5 years! And people still look after each other in the neighbourhood." Across the municipality of Ede, residents give an average score of 7.87 based on 45 reviews. Some residents mention the easy access to both the centre and nature: "Both the city centre and nature such as the heath and the forest are within walking distance (approx. 5 min walk) and easily accessible." The neighbourhood has around 3,500 residents, and most homes are owner-occupied. For more on the area, see [the De Venen en Zanden neighbourhood].
Amenities and transport
Daily errands are well covered. The nearest primary schools, De Kleine Prins and CNS-basisschool De Vuursteen, are just around the corner. For groceries, Aldi and Albert Heijn are a ten-minute walk away, with Jumbo a couple of streets further. The GP practice Huisartspraktijk A.M. de Wit and Service Apotheek Kernhem are both within a ten-minute walk. Bus stop Ede, Lagewoud with line 3 is on your doorstep, and Ede Centrum train station is a short drive away. The hospital Ziekenhuis Gelderse Vallei is about three kilometres off. This all sits within [the municipality of Ede].
WOZ value and address data
The WOZ value for 2025 is €447,000, based on the reference date of 1 January 2025. The asking price is 16% above this value. Between 2020 and 2025, the WOZ value rose by 46%, from €306,000 to €447,000. As for address-level risk indications, the road traffic noise is measured at 58 dB Lden, which is above the noise standard, while railway and industrial noise stay below their standards. The foundation risk indication is low, with sandy soil, and the climate indications for pluvial flooding and flood risk are all low. 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 Bolthof van den Top Makelaardij en Hypotheken.
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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 Ermerzand 44, Ede
How does the asking price compare to the WOZ value?
The asking price of €519,000 is 16% above the WOZ value of €447,000, 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 46%, from €306,000 to €447,000.
What is the layout of this terraced house?
The home has five rooms in total, including three bedrooms and one bathroom, spread over three floors. The agent lists the living area at 127 m², while the BAG registration records 115 m². The plot measures 138 m². There is a front garden and a rear garden of 72 m² facing south, plus a detached wooden garage.
What is the energy label and what does it mean?
The home has an energy label A+, which is an efficient label. According to the agent, the property is fully insulated with double glazing, roof, wall and floor insulation. Heating is provided by district heating. The energy label reflects the official registration, and the insulation details come from the agent's description.
What are the noise levels around this address?
The road traffic noise at this address is measured at 58 dB Lden, which is above the noise standard, based on 2022 data. Railway noise is 28 dB Lden and industrial noise is 46 dB Lden, both below their respective standards. 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, and the soil type is sand. This is an area-level indication based on public data, not an inspection of this specific property. The climate indications for pluvial flooding and flood risk are also low, both for the current situation and for 2050.
Which schools are closest to this home?
Two primary schools, De Kleine Prins and CNS-basisschool De Vuursteen, are both about 335 metres away, just around the corner. Basisschool De Caleidoscoop is a couple of streets further at 557 metres. For secondary education, the nearest school is about 3.5 kilometres away.
What supermarkets are nearby?
Aldi is 861 metres away and Albert Heijn is 924 metres, both about a ten-minute walk. Jumbo is at 1,025 metres and Lidl at 1,090 metres, a couple of streets further. There are 25 supermarkets within five kilometres, so there is plenty of choice for daily groceries.
How is the public transport connection?
Bus stop Ede, Lagewoud with line 3 is 274 metres away, on your doorstep. Two other stops with the same line, Ede, Veenwoud and Ede, Cannenburgerbos, are 373 and 445 metres away. The nearest train station is Ede Centrum, at about 2.6 kilometres.
What do residents say about living in this area?
Across the municipality of Ede, residents give an average score of 7.87 based on 45 reviews. One resident highlights the social character: "When I had an accident, people took care of me and the dogs for 1.5 years!" Another mentions the easy access to the centre and nature, while noting some hygiene issues around the flats.
How does the price per m² compare to the neighbourhood?
The asking price per m² is €4,087, based on the agent's listed living area of 127 m². The average asking price per m² in the neighbourhood is €4,844. The asking price itself is 10% below the neighbourhood average asking price of €574,286, which is why the price verdict is described as keen.
