Mergelland 32
Woudhuis, Apeldoorn
AreaA friendly face in Woudhuis
Mergelland 32 is a terraced house in Woudhuis, a neighbourhood in the east of Apeldoorn where residents give their surroundings a warm 8.65 out of 10. The home was built in 1994 and carries an efficient energy label A. With a living area of 102 square metres on a plot of 142 square metres, the asking price of €425,000 works out at €4,167 per square metre. The asking price is keen compared with the neighbourhood average of €673,026, sitting 37% below it. For context, terraced houses in Apeldoorn give you a sense of what else is on the market in the municipality.
The home itself
This is a straightforward listing, so the details are limited to the essentials. The home is a terraced house from 1994 with an energy label A, which is an efficient label. The living area is 102 square metres according to the BAG registration, and the plot measures 142 square metres. The agent does not provide further details about the layout, garden or installations in this listing.
Life in Woudhuis
Woudhuis comes across as a genuinely cosy place to live, according to the residents who shared their experiences. One resident describes it as a "cosy neighbourhood, helpful neighbours and cheerful houses", while another mentions that "it's cosy, lots of people around you. plenty of walking spots also for walking your dog". A third resident, who has lived there happily from a young age, notes there are "many playgrounds and nice neighbours. A cosy neighbourhood for children and (young) families." These impressions are based on six reviews. The neighbourhood counts around 5,865 residents, and 41% of households have children. The Woudhuis neighbourhood clearly has a family-friendly feel to it.
Amenities and transport
Daily life in Woudhuis is well served. Albert Heijn and Dirk are both just around the corner, with PLUS a couple of streets away. For primary education, IKC VindingRijk is a five-minute walk, and PCBO Regenboog-Woudhuis is just around the corner too. The GP practice De Linie and the pharmacy De Linie are both a five-minute walk from the home. Bus stops Talma Borgh and Het Kasteel, served by lines 16 and 17, are a five-minute walk away, and Apeldoorn Osseveld train station is just around the corner. The municipality of Apeldoorn offers plenty within easy reach.
WOZ and address data
The WOZ value of the home is €400,000, based on the reference date of 1 January 2025. The asking price sits 6% above this municipal valuation. The WOZ value has been determined by the municipality and reflects the official valuation, not the current market value. As for the address-level risk data, these are area-level indications rather than an inspection of this specific home. The noise load from road traffic is 51 dB Lden, which is above the noise standard, while railway noise is 42 dB Lden, below the standard. The foundation risk indication is low, with sand as the soil type. Pluvial flooding risk is low, as is the current flood risk, though heat stress is expected to be medium by 2050.
Source
At the time of writing the home is offered only via Rodenburg Makelaars.
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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 Mergelland 32, Apeldoorn
How does the asking price compare with the WOZ value?
The asking price of €425,000 is 6% above the WOZ value of €400,000, which was set with a reference date of 1 January 2025. The WOZ value is the municipal valuation used for tax purposes, not a direct reflection of the current market value. The difference between the asking price and the WOZ value is a factual comparison, and what it means for a potential purchase is for you to weigh up.
What is the asking price per square metre?
Based on the living area of 102 square metres according to the BAG registration, the asking price of €425,000 works out at €4,167 per square metre. This is 3% above the neighbourhood average asking price per square metre of €4,058. The living area itself is 39% smaller than the neighbourhood average of 168 square metres.
What do residents say about living in Woudhuis?
Residents give Woudhuis an average score of 8.65 out of 10, based on six reviews. One resident calls it a "cosy neighbourhood, helpful neighbours and cheerful houses", while another says "it's cosy, lots of people around you. plenty of walking spots also for walking your dog". A third resident, who has lived there happily from a young age, mentions "many playgrounds and nice neighbours. A cosy neighbourhood for children and (young) families."
What is the energy label of this home?
The home has energy label A, which is an efficient label. This means the home is likely to have relatively low energy costs compared with less efficient labels. The home was built in 1994. The listing does not provide further details about insulation or heating installations.
What are the noise levels around this address?
According to public risk data at address level, the noise load from road traffic is 51 dB Lden, which is above the noise standard, based on the 2022 reference year. Railway noise is 42 dB Lden, which is below the noise standard, based on the 2023 reference year. These are area-level indications from Atlas Leefomgeving, not measurements taken at this specific home.
What is the foundation risk for this home?
The foundation risk indication for this address is low, with sand as the soil type. This is an area-level indication based on public data from KCAF, not an inspection of this specific property. The risk level describes the general situation in the area rather than the condition of this particular home's foundation.
Which supermarkets are closest to this home?
Albert Heijn is about 513 metres away and Dirk is about 522 metres away, both within a five-minute walk. PLUS is about 1,163 metres away, a ten-minute walk or so. There are 32 supermarkets within five kilometres of the home, so there is plenty of choice for daily groceries.
What schools are near Mergelland 32?
IKC VindingRijk, a primary school, is about 375 metres away, a five-minute walk. PCBO Regenboog-Woudhuis is about 473 metres away, also within a five-minute walk. Openbare Basisschool de Bundel is at a similar distance. For secondary education, the nearest school is about 3 kilometres away. There are 76 schools within five kilometres in total.
How far is the nearest train station?
Apeldoorn Osseveld train station is about 468 metres from the home, which is just around the corner. The nearest bus stops are Apeldoorn, Talma Borgh at about 430 metres and Apeldoorn, Het Kasteel at about 587 metres, both served by lines 16 and 17. The stop Apeldoorn, Omnisport at about 602 metres is served by lines 506 and 508.
What is the asking price compared with the neighbourhood average?
The asking price of €425,000 is 37% below the neighbourhood average asking price of €673,026. The price verdict is described as keen. The living area of 102 square metres is 39% smaller than the neighbourhood average of 168 square metres, which partly explains the lower absolute price. The price per square metre is 3% above the neighbourhood average of €4,058.
