Haya van Somerenstraat 44
Kudelstaart, Aalsmeer
AreaA friendly terraced home in Kudelstaart
This terraced house on the Haya van Somerenstraat sits in a residential area of Kudelstaart, a village within the municipality of Aalsmeer. Built in 1988, the home offers a comfortable layout across three floors. With an asking price of €499,000, the price is keen compared with the average asking price in the neighbourhood, which comes in at €939,161. For context, [terraced houses in Aalsmeer] give you a sense of what is on offer in the wider area.
Inside the home
The agent describes this as a single-family terraced house with five rooms, including four bedrooms and one bathroom. The living area is listed at 116 m² by the agent, while the BAG registration records 124 m². The plot measures 136 m². The home has roof insulation, partial double glazing, wall insulation and floor insulation, along with a central heating boiler and partial underfloor heating. There is a rear garden of 49 m², accessible from the back, and the property is freehold.
Life in Kudelstaart
Kudelstaart is a village with around 9,300 residents, and the neighbourhood has a mix of ages, with a notable share of families. Residents give the neighbourhood an average score of 4.77 out of 5, based on five reviews. One resident says: "Nice houses. Spacious gardens. Disrespectful environment. Little compassion for others. It's all me, me, me." Another resident notes: "The neighbourhood started off quite well. New houses, new residents. However, after a number of residents moved away and were replaced by the next residents, it has deteriorated a lot." The reviews mention nuisance from youths, dog mess on grass fields and poor public transport connections, while also praising the amount of green space. For more on the area, see [the Kudelstaart neighbourhood].
Amenities and getting around
Daily errands are easy from here. The Albert Heijn is just around the corner, and there are several other supermarkets within a few kilometres. KC De Ruimte primary school is a couple of streets away, and the Gezondheidscentrum Kudelstaart GP practice and Apotheek Groen Kudelstaart pharmacy are both within a short walk. Bus line 357 stops at Kudelstaart, Gravin Aleidstraat, just around the corner. The nearest train station is Hoofddorp, about 7.7 km away. The municipality of Aalsmeer covers the surrounding area, including the town of Aalsmeer itself.
WOZ value and address data
The WOZ value for this home is €452,000, with a reference date of 1 January 2025. The asking price is 10% above the WOZ value. Between 2020 and 2025, the WOZ value rose by 52%, from €298,000 to €452,000. At the address level, the noise load from road traffic is 50 dB Lden, above the noise standard, and the noise load from air traffic is also 50 dB Lden, above the standard, based on 2022 data. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. For climate, the indication for pluvial flooding at heavy rain is medium, the current flood risk is medium, and the flood risk for 2050 is medium. Heat stress is currently low but is indicated as medium for 2050. 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 Makelaarskantoor Mantel BV 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 Haya van Somerenstraat 44, Kudelstaart
How does the asking price compare with the WOZ value?
The asking price of €499,000 is 10% above the WOZ value of €452,000, which was set with a reference date of 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Between 2020 and 2025, the WOZ value increased by 52%, from €298,000 to €452,000.
What is the layout of this terraced house?
According to the agent, this is a single-family terraced house with five rooms, including four bedrooms and one bathroom, spread over three floors. The living area is listed at 116 m² by the agent, while the BAG registration records 124 m². The plot measures 136 m². There is a rear garden of 49 m², accessible from the back.
What is the energy label and what insulation does the home have?
The home has energy label B. The agent states that the home has roof insulation, partial double glazing, wall insulation and floor insulation. Heating is provided by a central heating boiler with partial underfloor heating. These are separate facts from the listing; the energy label does not indicate the condition of the construction.
What do residents say about living in Kudelstaart?
Residents give the neighbourhood an average score of 4.77 out of 5, based on five reviews. One resident says: "Nice houses. Spacious gardens. Disrespectful environment. Little compassion for others. It's all me, me, me." Another resident mentions nuisance from youths and night flights from Schiphol, while also noting there is plenty of nature and greenery in and around the neighbourhood.
What are the noise levels at this address?
At the address level, the noise load from road traffic is 50 dB Lden, which is above the noise standard, based on 2022 data. The noise load from air traffic is also 50 dB Lden, above the standard. These are area-level indications from public data, not an inspection of this specific home.
What is the foundation risk for this property?
The foundation risk indication for this address is low. The soil is clay, which is sensitive to settling. This is an area-level indication from public data, not an inspection of this specific home. No conclusions about the condition of this particular property can be drawn from this indication.
What are the flood and heat stress indications for this address?
For climate risks, the indication for pluvial flooding at heavy rain is medium, the current flood risk is medium, and the flood risk for 2050 is medium. Heat stress is currently low but is indicated as medium for 2050. These are area-level indications from public data, not an inspection of this specific home.
Which supermarkets and schools are nearby?
The Albert Heijn is just around the corner at about 391 metres, with the Hoogvliet about 2.7 km away. KC De Ruimte primary school is about 401 metres away, and Openbare Basisschool Kudelstaart is about 973 metres away. The Gezondheidscentrum Kudelstaart GP practice is at 333 metres, and Apotheek Groen Kudelstaart pharmacy is at 407 metres.
What public transport options are available?
Bus line 357 stops at Kudelstaart, Gravin Aleidstraat, about 429 metres away, and at Kudelstaart, Schweitzerstraat, about 485 metres away. The nearest train station is Hoofddorp, at a distance of about 7.7 km. The bus line numbers are stated in the data, but no travel times or destinations are given.
How does the price per m² compare with the neighbourhood average?
The asking price of €499,000 works out at €4,302 per m², based on the agent's listed living area of 116 m². The average asking price per m² in the neighbourhood is €5,334. The price verdict is keen compared with the neighbourhood average asking price of €939,161.
