De Heeze, Apeldoorn
NeighbourhoodThis terraced house on Het Karnhuis 81 sits in De Heeze, a residential area in the southwest of Apeldoorn. The setting is described as being by a park, on a quiet road and within a residential neighbourhood. With an asking price of €425,000, this home is priced 17% below the average asking price of €510,250 for terraced houses in Apeldoorn, which puts it on the low side compared to the local market.
Built in 1980, this six-room terraced house spans three floors and includes four bedrooms and one bathroom. The living area is listed at 120 m² by the agent, while the BAG registration records 119 m². The plot measures 128 m² according to both sources. The home has a front and rear garden, with the rear garden facing south and accessible via the back alley. It is offered in full ownership, with double glazing, wall insulation and floor insulation, and is heated by a central heating boiler. The energy label is C.
De Heeze is home to around 2,380 residents, and the housing stock is a mix of older and more recent builds. Residents give the neighbourhood an average score of 2.68 out of 5, based on nine reviews. Some residents describe it as unsafe, mentioning drug addicts and a lack of action from the municipality. One resident says: "I have only had bad experiences with the neighbourhood. And it is very unsafe because of drug addicts." Another adds: "The neighbourhood is unsafe due to a heavy drug addict. And nothing is being done about it." There are also comments about limited greenery and poor accessibility except by car. For more context, you can read about the De Heeze neighbourhood.
Daily errands are manageable from this address. The nearest supermarket, an Albert Heijn, is a ten-minute walk away, with a Dekamarkt just beyond that. A pharmacy is just around the corner, and the nearest GP practice is a couple of streets away. For primary education, Openbare Basisschool Rietendak is a five-minute walk, while secondary options include UGO verkennend vmbo. Bus stops on Ruimzichtlaan and Hezeweg, both served by line 519, are on your doorstep, and Apeldoorn train station is a ten-minute walk. The wider area falls under the municipality of Apeldoorn.
The WOZ value is not stated in the available data, so no comparison with the asking price can be made here. Regarding address-level risks, the noise load from road traffic is 45 dB Lden and from rail traffic 37 dB Lden, both below the relevant standards. The foundation risk indication is low, with sandy soil. For climate, pluvial flooding at heavy rain is elevated, while current flood risk and heat stress are low, though heat stress is expected to rise to medium by 2050. These are area-level indications from public data, not an inspection of this specific home.
At the time of writing, the home is offered only via Van Laarhoven en Paul Makelaardij.
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Details of this home
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Insure your home and belongingsGet insuredThe 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.
About Het Karnhuis 81, Apeldoorn
The asking price of €425,000 is 17% below the average asking price of €510,250 for homes currently for sale in De Heeze. The median asking price in the neighbourhood is €459,750, and prices range from €250,000 to €1,089,000. The average price per square metre in the neighbourhood is €4,584, while this home is listed at €3,542 per square metre based on the agent's floor area.
This is a six-room terraced house across three floors, with four bedrooms and one bathroom. The living area is 120 m² according to the agent, while the BAG registration records 119 m². The plot is 128 m². There is a front and rear garden, with the rear garden facing south and accessible via the back alley. The home is in full ownership.
The energy label is C. This is a mid-range label, so you can expect moderate energy costs compared to the most efficient homes. The home has double glazing, wall insulation and floor insulation, which are stated in the listing. The heating is provided by a central heating boiler. No specific energy cost figures are given in the listing.
Residents give De Heeze an average score of 2.68 out of 5, based on nine reviews. Several reviews mention feeling unsafe due to drug addicts and a lack of action from the municipality. One resident says: "I have only had bad experiences with the neighbourhood." Another mentions limited greenery and poor accessibility except by car. These are the experiences of the residents who responded.
The noise load from road traffic is 45 dB Lden, and from rail traffic it is 37 dB Lden, both measured in the reference years 2022 and 2023 respectively. Both values are below the relevant noise standards. This is an area-level indication based on public data, not a measurement taken at the property itself.
The current flood risk is low, and it is expected to remain low by 2050. However, pluvial flooding at heavy rain is elevated, meaning there is a higher chance of surface water accumulation during intense rainfall. Heat stress is currently low but is expected to become medium by 2050. These are area-level indications from the Klimaateffectatlas, not an assessment of this specific home.
The nearest supermarket is an Albert Heijn, about 866 metres away, which is roughly a ten-minute walk. A Dekamarkt is about 1,017 metres away, and another Albert Heijn is at 1,116 metres. There are also a Boni and an Ekoplaza within about 1.2 kilometres. In total, there are 35 supermarkets within five kilometres of this address.
Openbare Basisschool Rietendak is the nearest primary school, about 374 metres away, which is a five-minute walk. PCBO De Fakkel and Openbare Basisschool De Eendracht are also within about a kilometre. For secondary education, UGO verkennend vmbo is about 789 metres away, and Christelijke Praktijkschool De Boog is at 809 metres. There are 79 schools within five kilometres.
Bus stops are very close by. The stop at Ruimzichtlaan is 132 metres away and Hezeweg is 168 metres, both served by bus line 519. Another stop at Jean Monnetpark, served by line 108, is 333 metres away. Apeldoorn train station is about 1,346 metres away, which is roughly a ten-minute walk. No travel times or destinations are stated in the listing.
The foundation risk indication is low, and the soil type is sand. This is based on area-level data from the KCAF and Atlas Leefomgeving, and it is not an inspection of this specific home. No foundation issues are mentioned in the listing, and no further details are provided about the condition of the foundation.
How residents experience their neighbourhood
I have only had bad experiences with the neighbourhood. And it is very unsafe because of drug addicts. And the municipality does nothing except point fingers at each other. The community is also nothing, we have very little greenery. Only accessible by car. And furthermore no public transport nearby and no shops in the area.
Auto-translated to English by AII've only had bad experiences.
Auto-translated to English by AIThe neighbourhood is unsafe due to a heavy drug addict. And nothing is being done about it. Only could be better. People are strange and the facilities could be much better. There is little greenery. Only accessibility is not good. Except by car.
Auto-translated to English by AIBad experiences with the neighbourhoods with the most neighbours
Auto-translated to English by AIThe neighbourhood is unsafe, the people are very unfriendly and there is a lot of nuisance.
Auto-translated to English by AINot safe, no good facilities and the housing is quite poor, there is very little. Everything could be better.
Auto-translated to English by AINeighbourhood is not safe. And the residents are a bunch of whiners. And my upstairs neighbour terrorises the neighbours and the neighbourhood. The drug addict must go. And the neighbourhood police officer should do his job instead of saying sort it out yourself.
Auto-translated to English by AIThe neighbourhood is unsafe
Auto-translated to English by AIFigures on residents, liveability and the housing market
| Sale price | €510,250 | €459,750 |
|---|---|---|
| Sale per m² | €4,584 | – |
How residents experience their district
I have only had bad experiences with the neighbourhood. And it is very unsafe because of drug addicts. And the municipality does nothing except point fingers at each other. The community is also nothing, we have very little greenery. Only accessible by car. And furthermore no public transport nearby and no shops in the area.
Auto-translated to English by AII've only had bad experiences.
Auto-translated to English by AIThe neighbourhood is unsafe due to a heavy drug addict. And nothing is being done about it. Only could be better. People are strange and the facilities could be much better. There is little greenery. Only accessibility is not good. Except by car.
Auto-translated to English by AIBad experiences with the neighbourhoods with the most neighbours
Auto-translated to English by AIBeautiful green surroundings where you can walk the dog. You can sit quietly in the garden in summer. There are many roadworks, so accessibility is poor. There are also sometimes dangerous traffic situations because of the school. People are very self-centred and have little empathy for people who are different. So contact is poor.
Auto-translated to English by AIThe neighbourhood is unsafe, the people are very unfriendly and there is a lot of nuisance.
Auto-translated to English by AINot safe, no good facilities and the housing is quite poor, there is very little. Everything could be better.
Auto-translated to English by AINeighbourhood is not safe. And the residents are a bunch of whiners. And my upstairs neighbour terrorises the neighbours and the neighbourhood. The drug addict must go. And the neighbourhood police officer should do his job instead of saying sort it out yourself.
Auto-translated to English by AIFigures on residents, liveability and the housing market
| Sale price | €588,939 | €508,980 |
|---|---|---|
| Sale per m² | €4,528 | – |
| Rent price | €1,350 p/m | €1,350 p/m |
How residents experience their municipality
Ik heb 12 jaar in orde gewoond en je ziet echt dat de buurt keihard achter uit gaat mijn mening kijk lekker verder als je onder de normale mensen wilt wonen. Iedereen gooit zijn afval naast de containers. Scholen falen om vatsoenlijk Nederlandse te geven. De woning bouw doet niks aan de veiligheid van de huurders, willen camera toezicht maar wordt afgewezen. Bij de voorzieningen hangt alleen maar jongere waardoor de kleine kinderen hier niet veilig kunnen spelen.
Auto-translated to English by AIVery calm environment with very friendly people
Auto-translated to English by AIA simple neighbourhood but nowadays everything is being crammed into vacant houses. Families that mess up the front and back gardens. This has been reported several times but the housing association thinks it's fine and doesn't consider the neighbours. A school with a lot of traffic nuisance and dog owners who walk their dogs on a children's playground without cleaning up. There is also dealing on the school grounds in the dark evenings and it takes a while before the police or enforcement arrive.
Auto-translated to English by AINeighbourhood is nicely quiet
Auto-translated to English by AIused to be a fine area but for a few years now the living pleasure and safety in the neighbourhood have been declining a lot. drug dealing in the evening with a lot of noise and parking nuisance
Auto-translated to English by AII've lived here for 55 years now, but it's not getting any nicer. In the beginning it was good living. I live alone now; both my parents died here. I was allowed to stay, but now I live among very different kinds of people. I would like to leave, but the housing association sets so many requirements that I'll probably end up staying.
Auto-translated to English by AIEveryone does their best in this beautiful neighbourhood, just like the shopping centre de Eglantier around the corner. I have lived in de Warenargaarde for more than 20 years and am very satisfied, peace and hope that we may have it for a long time together with our neighbours.
Auto-translated to English by AIA beautiful quiet area with lots of nature nearby.
Auto-translated to English by AIFigures on residents, liveability and the housing market
| Sale price | €504,603 | €462,165 |
|---|---|---|
| Sale per m² | €3,829 | – |
| Rent price | €1,278 p/m | €1,254 p/m |
| Rent per m² | €17 p/m | – |
Het Karnhuis 81, Apeldoorn
Noise, foundation and climate around this address
