A quiet spot in Brummelhof
This terraced house on Pelikaanlaan 32 sits on a quiet road in a residential area of Brummelhof, a neighbourhood in the south of Apeldoorn. The asking price is €399,500. For context, the average asking price for terraced houses in Apeldoorn is €454,600, while the median here is €382,250.
The home itself
Built in 1982, this house has 4 rooms, including 3 bedrooms and 1 bathroom, spread over 2 floors. The living area is 78 m² according to the agent, while the BAG registration lists 80 m²; the plot is 190 m² in both. The garden, a back garden of 71 m² plus a front garden, faces southeast and is accessible via the back. There is a carport. The home is fully owned, and the agent notes insulation including roof insulation, double glazing, HR glazing, HR+ glazing, and wall insulation, with a central heating boiler. The energy label is A.
Life in Brummelhof
Brummelhof is a residential neighbourhood with about 3,420 residents, and the housing stock is mostly owner-occupied. Residents of the district of Zuid, which includes this neighbourhood, give their living environment an average score of 8.4, based on twelve reviews. One resident says: "Socially good helpful." Another notes: "Helpful, there for each other." A third resident, however, mentions "a lot of parking nuisance, drug crime, noisy parkers," saying the area has declined in recent years. These reviews reflect the wider district rather than this specific street. For more on the area, see the Brummelhof neighbourhood.
Amenities and transport
Daily errands are easy from here. The Albert Heijn is just around the corner, and the Dekamarkt is a couple of streets away. For primary education, PCBO De Fakkel is a five-minute walk, and Openbare Basisschool Rietendak is a ten-minute walk. The nearest GP is Huisartsenpraktijk Zandkroon, a ten-minute walk, and the BENU Apotheek de Heeze is just around the corner. Bus stops at Zichtweg and Eendrachtstraat, both a short walk, are served by lines 43, 206, 302, and 802. Apeldoorn train station is about a ten-minute walk. For more on the wider area, see the municipality of Apeldoorn.
WOZ and address data
The WOZ value is €337,000 as of 1 January 2025, and the asking price is 19% above that value. Between 2020 and 2025, the WOZ value rose by 66%, from €203,000 to €337,000. At the address level, road traffic noise is measured at 53 dB Lden, above the noise standard, while railway noise is 34 dB Lden, below the standard. The foundation risk indication is low, with sandy soil. For climate, pluvial flooding at heavy rain is elevated, while flood risk is low now and in 2050; heat stress is low now but medium by 2050. These are area-level indications from public data, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Goos woning- en bedrijfsmakelaars.
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Features
Details of this home
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Layout
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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 Pelikaanlaan 32, Apeldoorn
How does the asking price compare to the WOZ value?
The asking price of €399,500 is 19% above the WOZ value of €337,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. Between 2020 and 2025, the WOZ value increased by 66%, from €203,000 to €337,000.
What is the layout of this terraced house?
The house has 4 rooms in total, including 3 bedrooms and 1 bathroom, spread over 2 floors. The living area is 78 m² according to the agent, while the BAG registration lists 80 m². The plot is 190 m². There is a back garden of 71 m² plus a front garden, and a carport.
What is the energy label and what insulation is mentioned?
The energy label is A, which is an efficient label. The agent mentions insulation including roof insulation, double glazing, HR glazing, HR+ glazing, and wall insulation. The home has a central heating boiler. These are the agent's stated features.
What is the foundation risk for this address?
The foundation risk indication at the address level is low, and the soil type is sand. This is an area-level indication from public data, not an inspection of this specific home. The explanation notes that the data comes from sources like Atlas Leefomgeving and KCAF.
What are the noise levels around this home?
Road traffic noise at the address is measured at 53 dB Lden, which is above the noise standard, based on 2022 data. Railway noise is 34 dB Lden, which is below the standard, based on 2023 data. These are area-level indications, not measurements inside the home.
What climate risks apply to this address?
For climate, pluvial flooding at heavy rain is elevated, while flood risk is low both now and in 2050. Heat stress is low now but medium by 2050. These are area-level indications from the Klimaateffectatlas, not a property-specific assessment.
Which supermarkets are nearby?
The nearest supermarket is Albert Heijn, about 467 metres away. Dekamarkt is about 645 metres away. There are also AH to go, Aldi, and Boni within about 1.2 kilometres. In total, there are 34 supermarkets within 5 kilometres.
What schools are close to this home?
For primary education, PCBO De Fakkel is about 453 metres away, and Openbare Basisschool Rietendak is about 523 metres away. For secondary education, Christelijke Praktijkschool De Boog is about 600 metres away, and UGO verkennend vmbo is about 928 metres away.
How is public transport from this address?
The nearest bus stop is Apeldoorn, Zichtweg, about 182 metres away, served by lines 43, 206, 302, and 802. Another stop, Apeldoorn, Eendrachtstraat, is about 329 metres away with the same lines. Apeldoorn train station is about 1 kilometre away.
What do residents say about the area?
Residents of the district of Zuid, which includes this neighbourhood, give an average score of 8.4 out of 10, based on twelve reviews. One resident says: "Socially good helpful." Another says: "Helpful, there for each other." A third mentions "a lot of parking nuisance, drug crime, noisy parkers." These reviews reflect the wider district, not this specific street.
