A waterside terraced house in De Haven
This terraced house on Kanaal Noord 85A sits right on the water in De Haven, a neighbourhood within the Centrum district of Apeldoorn. The setting is described by the agent as being on the water, in the centre, in a residential area, and with a free view. Built in 1986, the home has an energy label B. The asking price of €449,500 is keen compared to the average asking price of €514,184 for homes in the neighbourhood, a difference of 13 percent. For context, the average asking price per square metre in the neighbourhood is €4,065, while this home is listed at €3,625 per square metre. If you are looking at terraced houses in Apeldoorn, this one stands out for its location by the water.
Inside the home
According to the agent, the home has six rooms, including four bedrooms and one bathroom, spread over three floors. The living area is listed as 124 square metres by the agent, while the BAG registration records 121 square metres; the plot is 111 square metres in both sources. The property is a full ownership (volle eigendom) terraced house, with a front and back garden. The agent notes insulation in the roof, double glazing, wall insulation, and floor insulation. Heating is provided by a central heating boiler with partial underfloor heating. The volume of the home is 430 cubic metres.
Life in De Haven
De Haven is a neighbourhood with a mix of housing, including both older homes and larger flats, according to residents. The neighbourhood has 2,215 inhabitants, with a high share of single-person households at 52 percent. Residents across the municipality of Apeldoorn give an average score of 7.19 for their living environment, based on 74 reviews. Some residents are critical: one says, "A mess!! Many smokers with dogs and lots of loud, antisocial youth on fatbikes who hang around the shopping centre," and mentions litter and a feeling of unsafety. Another resident, who lived there for 12 years, says the neighbourhood is going downhill, with waste left next to containers and little supervision. However, a third resident describes it as a "very calm environment with very friendly people." These reviews reflect the wider municipality, not just De Haven itself. For more on the area, see the De Haven neighbourhood.
Amenities and transport
Daily errands are easy from this home. The pharmacy, Apotheek Ooster-Welgelegen, is just around the corner, and the GP practice Huisartsencentrum Welgelegen, Praktijk Bruens is a couple of streets away. For groceries, Albert Heijn is a five-minute walk, and Lidl is also within walking distance. Primary schools nearby include Montessori Kindcentrum Apeldoorn, just around the corner, and OBS De Parkenschool, a ten-minute walk. For secondary education, Gymnasium Apeldoorn is a couple of streets away. Public transport is well within reach: the bus stop Apeldoorn, Brug Deventerstraat is on your doorstep, with lines 2, 8, and 15, and the Marktplein stop is just around the corner with many more lines. The train station Apeldoorn is a ten-minute walk. All of this is within the municipality of Apeldoorn.
WOZ value and address data
The WOZ value of the home is €426,000, as of the reference date 1 January 2025. The asking price is 6 percent above this WOZ value. Over the five years between 2020 and 2025, the WOZ value rose by 64 percent, from €259,000 to €426,000. Regarding the address, public risk data at the area level indicates a low foundation risk, with sandy soil. The noise level from road traffic is 62 dB Lden, which is above the noise standard, while railway noise is 32 dB Lden, below the standard. For climate risks, pluvial flooding is low, as is flood risk currently and in 2050; heat stress is low now but medium by 2050. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Buurman Makelaardij and Buurman Makelaardij 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 Kanaal Noord 85A, Apeldoorn
How does the asking price compare to the WOZ value?
The WOZ value of this home is €426,000, based on the reference date 1 January 2025. The asking price of €449,500 is 6 percent above this WOZ value. The WOZ value is the municipal valuation, not the current market value. Over the five years from 2020 to 2025, the WOZ value increased by 64 percent, from €259,000 to €426,000.
What is the layout of this terraced house?
According to the agent, the home has six rooms, including four bedrooms and one bathroom, spread over three floors. The living area is listed as 124 square metres by the agent, while the BAG registration records 121 square metres. The plot is 111 square metres. There is a front and back garden, and the property is a full ownership (volle eigendom) home.
What is the energy label and what does it mean for costs?
The home has an energy label B. This label indicates the energy performance of the home, and a B label is relatively efficient, which generally means lower energy costs compared to less efficient labels. The agent also notes that the home has roof insulation, double glazing, wall insulation, and floor insulation, which can contribute to keeping the home warm.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public risk data at the area level. The soil type is sand. This is an area-level indication, not an inspection of this specific home. The data comes from sources such as the Atlas Leefomgeving and KCAF, and does not replace a structural survey of the property itself.
What are the noise levels around this home?
The noise level from road traffic at this address is 62 dB Lden, which is above the noise standard, based on 2022 data. Railway noise is 32 dB Lden, which is below the noise standard, based on 2023 data. These are area-level indications from public data, not measurements taken at the property.
What supermarkets are within walking distance?
Albert Heijn is about 472 metres away, which is a five-minute walk. Lidl is about 642 metres away, also within walking distance. There is also an AH to go at 645 metres and a Dirk at 688 metres. For a larger selection, Dekamarkt is about 1 kilometre away.
Which schools are near this home?
Montessori Kindcentrum Apeldoorn, a primary school, is about 216 metres away, just around the corner. OBS De Parkenschool, another primary school, is about 548 metres away, a ten-minute walk. For secondary education, Gymnasium Apeldoorn is about 653 metres away, and Koninklijke Scholen Gemeenschap is about 733 metres away.
How is the public transport connection from this home?
The nearest bus stop is Apeldoorn, Brug Deventerstraat, about 200 metres away, with bus lines 2, 8, and 15. The Marktplein stop is about 274 metres away, with many more lines including 2, 8, 13, 14, 15, 102, 112, 201, 210, 304, 512, and 601. The train station Apeldoorn is about 651 metres away, a ten-minute walk.
What is the neighbourhood of De Haven like?
De Haven is a neighbourhood within the Centrum district of Apeldoorn, with 2,215 inhabitants. A large share of households are single-person households, at 52 percent. Residents across the municipality of Apeldoorn give an average score of 7.19 for their living environment, based on 74 reviews. Some residents mention issues with litter and antisocial behaviour, while others describe a calm and friendly environment.
Is the home offered by multiple agents?
At the time of writing, the home is offered via multiple channels. It is listed by Buurman Makelaardij and also appears on Funda through Buurman Makelaardij. This means you can find the listing on more than one platform, but the agent is the same in both cases.
