Koelhorst 23
De Horsten, Ede
NeighbourhoodA terraced house in De Horsten
This terraced house on Koelhorst 23 sits in De Horsten, a residential area in Ede where the streets are lined with homes from the 1970s. The asking price of €395,000 is 19% below the average asking price of €490,000 for homes in the neighbourhood, which puts it on the low side compared with the local market. For context, terraced houses in Ede are listed at an average of €3,727 per m², while this home comes in at €3,185 per m² based on the agent's floor area.
Inside the home
Built in 1970, this terraced house offers 6 rooms, including 4 bedrooms and 1 bathroom, spread over 3 floors. The living area is listed as 124 m² by the agent, while the BAG registration records 137 m². The plot measures 107 m² according to both sources. The home has a front and back garden, with the back garden facing north. There is no garage, but the agent notes that one could be added. The property is freehold, and the agent describes the insulation as partial double glazing and fully insulated, with a central heating boiler.
Life in De Horsten
De Horsten is a neighbourhood with a mix of ages, and residents of the wider district give it an average score of 7.09 out of 10, based on six reviews. One resident says: "Cosy neighbourhood with both many old and young people. Lots of social cohesion." Another adds: "Nice, lived here my whole life, never really had any complaints actually, safe, lots of playgrounds for children in the neighbourhood. Also, everything looks beautiful and cosy!!!" However, a third review is less positive, mentioning issues with cleanliness in a flat. The neighbourhood has around 2,635 residents, and about 40% of households have children. For more on the area, see the De Horsten neighbourhood.
Amenities and transport
Daily errands are easy from here. An Aldi is on your doorstep, and an Albert Heijn is just around the corner, with a Jumbo a couple of streets away. For primary education, Openbare Basisschool De Bongerd is a five-minute walk, and Openbare Basisschool De Kern is also close by. The nearest GP, Huisartspraktijk A.M. de Wit, is just around the corner, and the Service Apotheek Kernhem is nearby as well. For public transport, bus stops Ede, Hogerhorst and Ede, Hoekenburg are both just around the corner, served by lines 2 and 809. The nearest train station, Ede Centrum, is about 1.9 km away. The municipality of Ede offers further amenities and services, as described on the municipality of Ede.
WOZ and address data
The WOZ value for this home is €357,000, as of the reference date 1 January 2025. The asking price is 11% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 83%, from €195,000 to €357,000. Regarding address risks, the noise level from road traffic is 53 dB Lden, which is above the noise standard, while railway and industrial noise are below their standards. The foundation risk indication is low, with sandy soil. For climate risks, pluvial flooding and current flood risk are low, as is heat stress now, but heat stress is expected to be medium by 2050. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, this home is offered via two channels, including Hul Luigjes Hardeveld Makelaardij.
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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 Koelhorst 23, Ede
How does the asking price compare with the WOZ value?
The asking price of €395,000 is 11% above the WOZ value of €357,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The price is also 19% below the average asking price of €490,000 for homes in the neighbourhood, so it is on the low side compared with the local market.
What is the layout of this terraced house?
According to the agent, this terraced house has 6 rooms, including 4 bedrooms and 1 bathroom, spread over 3 floors. The living area is listed as 124 m² by the agent, while the BAG registration records 137 m². The plot measures 107 m². There is a front and back garden, with the back garden facing north. No garage is present, but the agent notes that one could be added.
What is the energy label and what does it mean for costs?
The energy label is C. This label indicates moderate energy efficiency, so you can expect reasonable but not minimal energy costs. The agent mentions that the home has partial double glazing and is fully insulated, which may help with energy consumption, but the label itself is a separate fact. No specific cost figures are provided in the listing.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public data from sources like the Atlas Leefomgeving. The soil type is sand. This is an area-level indication, not an inspection of the specific home. It means that, based on regional data, the risk of foundation issues is considered low, but it does not guarantee the condition of this particular property.
What are the noise levels like at this address?
The noise level from road traffic is 53 dB Lden, which is above the Dutch noise standard. Railway noise is 26 dB Lden, and industrial noise is 46 dB Lden, both below their respective standards. These figures come from public data for the address and are area-level indications. They do not reflect an on-site measurement of the home itself.
What supermarkets are nearby?
There are several supermarkets within easy reach. An Aldi is about 313 metres away, an Albert Heijn is 339 metres, a Jumbo is 610 metres, and a Lidl is 718 metres. A SPAR express is about 1.2 km away. This gives you a good choice for daily groceries without needing to travel far.
Which schools are close to this home?
Several primary schools are within walking distance. Openbare Basisschool De Bongerd is about 300 metres away, Openbare Basisschool De Kern is 428 metres, and Gereformeerde Basisschool De Triangel is 501 metres. For secondary education, the nearest school is about 1.2 km away. There are also childcare options nearby, with a day-care centre at 400 metres.
How is the public transport connection?
The nearest bus stops are Ede, Hogerhorst and Ede, Hoekenburg, both about 267 and 313 metres away, served by bus lines 2 and 809. Another stop, Ede, Hogewoud, is 424 metres away with line 3. The nearest train station is Ede Centrum, about 1.9 km away, offering national rail connections.
What is the neighbourhood like according to residents?
Residents of the wider district give an average score of 7.09 out of 10, based on six reviews. Some residents describe it as cosy with good social cohesion, while one review mentions issues with cleanliness in a flat. The neighbourhood has a mix of ages, with about 40% of households having children. These reviews reflect the district, not specifically De Horsten.
How has the WOZ value developed over the past five years?
The WOZ value has increased by 83% between 2020 and 2025, from €195,000 to €357,000. This is a significant rise, reflecting the general upward trend in property values in the area. The current WOZ value is based on the reference date of 1 January 2025.
Experiences from De Horsten
How residents experience their neighbourhood
Unfortunately, like others, we experience that the road we live on is regularly used as a racetrack for scooters and sometimes cars. This causes noise pollution, but also, with a small child living right on this road, it's not always pleasant. Turn the Hogerhorst into one long cycle street with 'Cars as Guests' and add at least 2 more speed bumps. What I also miss are nice trendy coffee bars within walking distance. That would also be fine in the Kernhem district. That would liven up the neighbourhood's amenities. What I find positive are the renovated playgrounds in the area. If you live so far from the city centre, it would be nice if more buses ran per hour. It's really scandalously few.
Auto-translated to English by AIThe neighbourhood in Ede is nice, sometimes quiet.
Auto-translated to English by AIStatistics for De Horsten
Figures on residents, liveability and the housing market
| Sale price | €490,000 | €510,000 |
|---|---|---|
| Sale per m² | €3,727 | – |
Experiences from Ede-Veldhuizen
How residents experience their district
I live in a flat and of course you have multiple cultures and different people, but the people here are not clean; they urinate in the flat, spit, and smoke weed. I think more attention should be paid to this because this way it's not a pleasant living environment.
Auto-translated to English by AICosy neighbourhood with both many old and young people. Lots of social cohesion.
Auto-translated to English by AINice, lived here my whole life, never really had any complaints actually, safe, lots of playgrounds for children in the neighbourhood. Also, everything looks beautiful and cosy!!!
Auto-translated to English by AIUnfortunately, like others, we experience that the road we live on is regularly used as a racetrack for scooters and sometimes cars. This causes noise pollution, but also, with a small child living right on this road, it's not always pleasant. Turn the Hogerhorst into one long cycle street with 'Cars as Guests' and add at least 2 more speed bumps. What I also miss are nice trendy coffee bars within walking distance. That would also be fine in the Kernhem district. That would liven up the neighbourhood's amenities. What I find positive are the renovated playgrounds in the area. If you live so far from the city centre, it would be nice if more buses ran per hour. It's really scandalously few.
Auto-translated to English by AII have never had bad experiences, all people are reasonably friendly and quick to help, the neighbours are nice but there are also some boys who do drugs in the park
Auto-translated to English by AIThe neighbourhood in Ede is nice, sometimes quiet.
Auto-translated to English by AIStatistics for Ede-Veldhuizen
Figures on residents, liveability and the housing market
| Sale price | €407,536 | €385,500 |
|---|---|---|
| Sale per m² | €3,827 | – |
| Rent price | €1,696 p/m | €1,696 p/m |
| Rent per m² | €15 p/m | – |
Experiences from Ede
How residents experience their municipality
Both the city centre and nature such as the heath and the forest are within walking distance (approx. 5 min walk) and easily accessible. I have also never felt unsafe in this neighbourhood. The studio where I live is privately owned and has just been renovated (2 years old), I don't know the rest of the houses in the area. There are mainly terraced houses and flats in the neighbourhood, a few detached houses. The only real downside I find is the hygiene, around the flats there is often a lot of rubbish consisting of bulky waste and food scraps.
Auto-translated to English by AIWhen 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
Auto-translated to English by AIPositive: - Friendly people - Lots of nature - Quiet Negative: - People drive fast - Few streetlights
Auto-translated to English by AIThe neighbourhood is quiet and civilised
Auto-translated to English by AIQuiet, safe and cosy neighbourhood. I gave hygiene a slightly lower score because there is a sewer manhole next to my house; I would have preferred it next to the green strip due to odour nuisance.
Auto-translated to English by AIokay!
Auto-translated to English by AIIt is very beautiful and enjoyable.
Auto-translated to English by AIIt's a nice neighbourhood, plenty of choice in schools, you can walk to patches of nature, and enough playgrounds for the children. Also, all necessary amenities are nearby, which is great since I don't have a driver's license. I just miss trees on our street. It was quite dull and grey, and our houses get very hot in summer. Moreover, especially in Ede, preserving nature is a must. I also noticed that most streets here do have trees, except for the Edendreef.
Auto-translated to English by AIStatistics for Ede
Figures on residents, liveability and the housing market
| Sale price | €489,138 | €420,713 |
|---|---|---|
| Sale per m² | €4,289 | – |
| Rent price | €1,515 p/m | €1,517 p/m |
| Rent per m² | €19 p/m | – |
Location and amenities
Koelhorst 23, Ede
Risks and environmental factors
Noise, foundation and climate around this address
Noise levels
Foundation risk
Rainwater flooding
Flooding
Heat stress
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