Kerkstraat 18
Abcoude-Noordoost, De Ronde Venen
AreaA grand home on the water
Kerkstraat 18 is a striking terraced house in Abcoude-Noordoost, a part of Abcoude where the streets have a settled, village-like feel. Built in 1925, this is a home with real presence, and it sits right on the water, which gives the setting a calm, open character. The asking price of €2,450,000 is on the high side, which is a precomputed verdict against the neighbourhood average asking price of €1,810,000. For context, the asking price is 35% above that average, and the home is one of the larger options in the area. If you are looking at [terraced houses in De Ronde Venen], this one stands out for its size and its position.
Inside the house
According to the agent, this is a semi-detached mansion house with nine rooms, seven bedrooms and four bathrooms spread over three floors, with a volume of 840 m³. The living area is listed at 250 m² by the agent, while the BAG registration records 236 m². Similarly, the plot is given as 423 m² by the agent, against 250 m² in the BAG registration. The home has a rear garden of 180 m², accessible from the back, and is in full ownership. The agent notes roof insulation, triple glazing, HR glazing and wall insulation, with heating provided by a wood stove and a heat pump. The energy label is C.
The Abcoude-Noordoost neighbourhood
Abcoude-Noordoost is a residential area with a mix of ages, where 26% of residents are 65 or older and 16% are under 15. Across the municipality of De Ronde Venen, residents give an average score of 7.53, based on nine reviews. One resident says: "The neighbourhood is very quiet and family-friendly, there is also a school nearby and there are many friendly neighbours." Another describes it as a "Beautiful neighbourhood, lots of greenery", though they add that traffic often drives much too fast. A third resident mentions noise from neighbours. The reviews reflect a place that is generally peaceful, with some local frustrations. This is [the Abcoude-Noordoost neighbourhood] as residents describe it.
Daily life and getting around
The Albert Heijn is on your doorstep, with the PLUS just around the corner, and the Jumbo a bit further out. For primary education, Piet Mondriaan is a couple of streets away, and there are several other schools within walking distance. The GP practice, Huisartsenpraktijk Gein en Angstel, is on your doorstep, and the pharmacy is just around the corner. Bus stops at Hoogstraat and Dr. van Doornplein are on your doorstep, served by lines M and 120, and Abcoude train station is a ten-minute walk. The municipality of [the municipality of De Ronde Venen] covers the wider area around Abcoude.
WOZ value and address data
The WOZ value is €1,384,000, with a reference date of 1 January 2025. The asking price is 77% above the WOZ value, and between 2020 and 2025 the WOZ value rose by 32%, from €1,048,000 to €1,384,000. As for the address itself, the area-level indications show road traffic noise at 52 dB Lden, which is above the noise standard, while railway and aircraft noise are below their standards. The foundation risk indication is elevated, which is an area-level indication based on the clay soil and the pre-1970 construction typical of this postcode area. Pluvial flooding at heavy rain is indicated as elevated, while flood risk is low now and in 2050, and heat stress is low now, rising to medium by 2050. These are public data indications at area level, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including VAN VULPEN ROOZENBURG MAKELAARS and listings on Funda and Huispedia.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
Features
Details of this home
Transfer
Price
Energy
Save up to € 400 on your energy billCompare nowAreas and volume
Insure your home and belongingsGet insuredLayout
Construction
Outdoor space
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 Kerkstraat 18, Abcoude
How does the asking price compare to the WOZ value?
The asking price of €2,450,000 is 77% above the WOZ value of €1,384,000, which was set with a reference date of 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The difference is a precomputed comparison, and it is up to you to interpret what it means for this home.
What is the layout of this home?
According to the agent, this is a semi-detached mansion house with nine rooms, seven bedrooms and four bathrooms across three floors. The living area is listed at 250 m² by the agent, while the BAG registration records 236 m². The plot is given as 423 m² by the agent, against 250 m² in the BAG registration. There is a rear garden of 180 m².
What is the energy label and what does it mean for costs?
The energy label is C. This is not the most efficient label, so you can expect moderate energy costs compared to homes with better labels. The agent notes roof insulation, triple glazing, HR glazing and wall insulation, with heating from a wood stove and a heat pump. These features are stated separately from the label.
What is the foundation risk indication for this address?
The foundation risk indication for this address is elevated, based on area-level public data. The home was built in 1925 on clay soil, and the postcode area is a KCAF attention zone, with 96% of properties built before 1970. In this neighbourhood, 1% of properties have an elevated pile-rot risk. This is an indication at area level, not an inspection of this specific home.
What are the noise levels around this address?
The area-level data shows road traffic noise at 52 dB Lden, which is above the noise standard. Railway noise is 40 dB Lden and aircraft noise is 46 dB Lden, both below their respective standards. These are public data indications at address level, based on the reference years 2022 and 2023, and they describe the area rather than the home itself.
What supermarkets and schools are nearby?
The Albert Heijn is on your doorstep, with the PLUS just around the corner and the Jumbo about 2.5 km away. For primary education, Piet Mondriaan is a couple of streets away, and KBs Pius, Christelijk NAT Basisschool Abcoude and KBs Paulus are all within walking distance. The nearest secondary school is about 4.5 km away.
How is the public transport in this area?
Bus stops at Hoogstraat and Dr. van Doornplein are on your doorstep, both served by lines M and 120. Abcoude train station is about 800 metres away, which is a ten-minute walk. The bus lines are given as they are, without travel times or destinations.
What do residents say about living in this area?
Across the municipality of De Ronde Venen, residents give an average score of 7.53, based on nine reviews. One resident says the neighbourhood is "very quiet and family-friendly", while another calls it a "Beautiful neighbourhood, lots of greenery" but notes that traffic often drives too fast. A third resident mentions noise from neighbours. These reviews describe the wider municipality, not specifically Abcoude-Noordoost.
How does the price per m² compare to the neighbourhood?
The price per m² is €9,800, based on the agent's listed living area of 250 m². The neighbourhood average asking price per m² is €8,779, so this home is about 12% above that average. The asking price of €2,450,000 is also 35% above the neighbourhood average asking price of €1,810,000.
What is the flood risk for this address?
The area-level data indicates that flood risk is low, both currently and in 2050. Pluvial flooding at heavy rain is indicated as elevated. Heat stress is low now, rising to medium by 2050. These are public data indications at area level, not an assessment of this specific property.
