Bieshaar-Zuid, Amersfoort

Living in Bieshaar-Zuid

Bieshaar-Zuid is town feel without the crowds — amenities close by, calm on the street, and most of its 613 homes are houses rather than apartments — front doors, gardens, street parking.

At 4,897 residents per km² the buurt is busy without being packed.

Amersfoort sits at the rail crossroads of the Netherlands, which makes it a favorite for couples commuting in different directions. A well-preserved medieval center is ringed by thoughtfully planned newer districts like Vathorst.

The housing market in Bieshaar-Zuid

The average home value (WOZ) in Bieshaar-Zuid is €475,000, which puts it at #51 of 124 neighborhoods in Amersfoort — 10% pricier than most of the city. That premium is the location speaking. For scale: Amersfoort's cheapest buurt averages €97,000 and its priciest €1,127,000, so Bieshaar-Zuid sits in the middle of the pack.

The direction of the market: between 2015 and 2025 the average WOZ value here rose from €237,000 to €475,000, up 100% — slower than the city as a whole (+110%). WOZ values lag the market by about a year, but the trend itself is reliable.

With 71% of homes owner-occupied, this is a settled buyers' neighborhood — homes change hands regularly, and you can usually find recent comparable sales on the same street to anchor your bid. Settled also means slower: owners here tend to stay, so the best houses may only list once a decade.

Who lives here

Demographically, Bieshaar-Zuid is one of the older neighborhoods in the city — seniors form the largest group (36% of its 1,335 residents), followed by 45-to-65 year olds at 21%. Households split into 35% singles and 30% families with children — a real mix rather than one lifestyle. The average household counts 2.2 people.

As for who your neighbors would be: incomes lean modest — 30% of households are among the country's lower earners.

Daily errands, coffee and dinner

Day to day: the nearest large supermarket is about 6 minutes' walk; dining out means a short trip: only 5 cafés or restaurants sit within a kilometer.

The practical checklist most buyers forget to make: pharmacy 6 min walk · GP 4 min · hospital 2.0 km · library 1.1 km · 2 cinemas within 5 km. None of these will decide a purchase on their own, but a GP taking new patients nearby is the kind of thing you only miss after moving.

Families and schools

For families: 4 primary schools within a kilometer means real choice — and short bike rides; daycare is well covered (6 locations nearby) — though Dutch waiting lists mean you register the week you know you're expecting, not the week you need it; secondary school is a 10-minute bike ride, which Dutch teenagers do in all weather.

Getting around

Getting around: the nearest train station is 5.2 km out, so day-to-day life here leans on the car or bus; a highway on-ramp 0.8 km away makes car trips easy — check whether through-traffic noise reaches the street you're considering; car ownership is moderate (1.0 per household).

Energy and running costs

Since 93% of the stock predates 2000, always check the energy label of a specific listing — the difference between label C and label F on an average home here is easily a few thousand euros a year in heating, and it changes what you can sensibly bid.

Before you bid in Bieshaar-Zuid

Before you bid in Bieshaar-Zuid: with many older residents, more homes will come to market here over the coming years than the recent past suggests — patience can pay.

None of these averages can tell you whether the specific house you found is fairly priced — that depends on its size, energy label, state of maintenance and the recent sales around it. That is exactly what a free HomeReview report checks, in about 10 seconds, for any Dutch address.

Frequently asked questions

Similar neighborhoods in Amersfoort

Closest in price — worth a look if Bieshaar-Zuid is out of reach or you want alternatives.