Coelhorst, Amersfoort

Living in Coelhorst

Coelhorst is more village than city in feel, and most of its 41 homes are houses rather than apartments — front doors, gardens, street parking.

With just 83 residents per km², this is space by Dutch standards.

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 Coelhorst

The average home value (WOZ) in Coelhorst is €738,000, which puts it at #13 of 125 neighborhoods in Amersfoort — 79% above the city median. You pay for the location here. For scale: Amersfoort's cheapest buurt averages €102,000 and its most expensive €1,329,000, so Coelhorst sits in the upper band of the city.

The direction of the market: between 2019 and 2025 the average WOZ value here rose from €531,000 to €732,000, up 38% — slower than the city as a whole (+61%). WOZ values lag the market by about a year, but the trend itself is reliable.

With 80% 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, Coelhorst is dominated by established households in the 45-to-65 bracket (35% of its 105 residents), followed by children under 15 at 19%. 54% of households have children at home, so expect school runs, playgrounds in use, and neighbors who stay put. The average household counts 2.9 people.

Daily errands, coffee and dinner

Day to day: plan your groceries: the nearest large supermarket is 1.2 km away; dining out means a short trip: only 3 cafés or restaurants sit within a kilometer.

The practical checklist most buyers forget to make: pharmacy 19 min walk · GP 13 min · hospital 1.7 km · library 2.1 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: the nearest primary school is 17 minutes on foot; daycare is 1.4 km away — check waiting lists early, they are long everywhere in the Netherlands; secondary school is an 11-minute bike ride, which Dutch teenagers do in all weather.

Getting around

Getting around: the nearest train station is 5.1 km out, so day-to-day life here leans on the car or bus; a highway on-ramp 0.7 km away makes car trips easy — check whether through-traffic noise reaches the street you're considering.

Energy and running costs

90% of homes were built before 2000. Two identical-looking houses on the same street can differ by hundreds of euros a month once heating is counted — the energy label tells you which one you're looking at, and lenders increasingly price it into your mortgage too.

Before you bid in Coelhorst

Before you bid in Coelhorst: in a premium buurt the risk isn't buying a bad home, it's overpaying for a good one — anchor your bid on recent sales of comparable homes, not on the asking price. Also, family neighborhoods like this one turn over slowly; when a good house appears it often goes to the first serious, well-prepared bidder.

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 Coelhorst is out of reach or you want alternatives.