Kattenbroek-Noord, Amersfoort

Living in Kattenbroek-Noord

Kattenbroek-Noord is urban but not overwhelming, and the housing is dominated by single-family houses (88%), which is what draws settlers rather than passers-through.

At 6,383 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 Kattenbroek-Noord

At €453,000 average WOZ value, Kattenbroek-Noord ranks 53 out of 125 Amersfoort neighborhoods on price — 10% 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 Kattenbroek-Noord sits in the middle band of the city.

The direction of the market: between 2015 and 2025 the average WOZ value here rose from €239,000 to €484,000, up 103% — slower than the city as a whole (+110%). WOZ values lag the market by about a year, but the trend itself is reliable.

With 70% 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, Kattenbroek-Noord is dominated by established households in the 45-to-65 bracket (34% of its 1,725 residents), followed by 25-to-45 year olds at 21%. 45% of households have children at home, so expect school runs, playgrounds in use, and neighbors who stay put. The average household counts 2.5 people.

As for who your neighbors would be: 33% of households sit in the country's top income bracket — which helps explain both the café density and the bidding behavior.

Daily errands, coffee and dinner

Day to day: plan your groceries: the nearest large supermarket is 1.1 km away; dining out means a short trip: only 1 café or restaurant sit within a kilometer.

The practical checklist most buyers forget to make: pharmacy 12 min walk · GP 7 min · hospital 3.8 km · library 1.7 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: 3 primary schools within a kilometer means real choice — and short bike rides; 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 10-minute bike ride, which Dutch teenagers do in all weather.

Getting around

Getting around: the nearest train station is 3.7 km out, so day-to-day life here leans on the car or bus; a highway on-ramp 1.7 km away makes car trips easy — check whether through-traffic noise reaches the street you're considering; households here average 1.2 cars, so assume driveways and parking are part of daily logistics.

Energy and running costs

Since 100% 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 Kattenbroek-Noord

Before you bid in Kattenbroek-Noord: 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

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