Emiclaer, Amersfoort

Living in Emiclaer

Emiclaer is urban but not overwhelming, and the stock is a genuine mix of apartments and family houses (38% houses).

At 5,699 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 Emiclaer

At €395,000 average WOZ value, Emiclaer ranks 74 out of 125 Amersfoort neighborhoods on price — 4% below the city median, which makes it one of the more approachable entry points into the city. For scale: Amersfoort's cheapest buurt averages €102,000 and its most expensive €1,329,000, so Emiclaer sits in the middle band of the city.

The direction of the market: between 2015 and 2025 the average WOZ value here rose from €202,000 to €407,000, up 101% — slower than the city as a whole (+110%). WOZ values lag the market by about a year, but the trend itself is reliable.

With 84% 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, Emiclaer is dominated by established households in the 45-to-65 bracket (34% of its 750 residents), followed by 25-to-45 year olds at 26%. Households split into 42% singles and 23% families with children — a real mix rather than one lifestyle. The average household counts 1.9 people.

As for who your neighbors would be: incomes are broadly middle-of-the-road (21% high-income, 24% low-income households).

Daily errands, coffee and dinner

Day to day: groceries are a non-issue — 3 large supermarkets within a kilometer; dining out means a short trip: only 7 cafés or restaurants sit within a kilometer.

The practical checklist most buyers forget to make: pharmacy 13 min walk · GP 13 min · hospital 4.7 km · library 2.9 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 11 minutes on foot; daycare is well covered (3 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 6-minute bike ride, which Dutch teenagers do in all weather.

Getting around

Getting around: the station is an 11-minute cycle, standard Dutch commuting range; a highway on-ramp 1.6 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 99% 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 Emiclaer

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 Emiclaer is out of reach or you want alternatives.