Living in Waddeneilandenbuurt
Waddeneilandenbuurt is town feel without the crowds — amenities close by, calm on the street, and the stock is a genuine mix of apartments and family houses (50% houses).
With just 3,558 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 Waddeneilandenbuurt
At €427,000 average WOZ value, Waddeneilandenbuurt ranks 65 out of 124 Amersfoort neighborhoods on price, almost exactly the city's midpoint. For scale: Amersfoort's cheapest buurt averages €97,000 and its priciest €1,127,000, so Waddeneilandenbuurt sits in the middle of the pack.
Average WOZ value per year (CBS). The reference date lags the current market by ±1 year.
2022: €355,000 · 2023: €386,000 · 2024: €394,000 · 2025: €427,000
The direction of the market: between 2022 and 2025 the average WOZ value here rose from €355,000 to €427,000, up 20% — roughly in step with the rest of the city. WOZ values lag the market by about a year, but the trend itself is reliable.
Ownership is split: 61% owner-occupied against 39% rental. Enough homes trade hands to give you comparable sales, but check what's actually for sale versus rented in the specific block you're eyeing — the mix can flip from one street to the next.
Who lives here
Demographically, Waddeneilandenbuurt is shaped by people in their late twenties to early forties (56% of its 350 residents), followed by children under 15 at 20%. Households split into 46% singles and 34% families with children — a real mix rather than one lifestyle. The average household counts 2.0 people.
As for who your neighbors would be: incomes are broadly middle-of-the-road (29% high-income, 25% low-income households).
Daily errands, coffee and dinner
Day to day: the nearest large supermarket is about 5 minutes' walk; dining out means a short trip: only 2 cafés or restaurants sit within a kilometer.
The practical checklist most buyers forget to make: pharmacy 25 min walk · GP 25 min · hospital 5.9 km · library 1.0 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 14 minutes on foot; daycare is 0.6 km away — check waiting lists early, they are long everywhere in the Netherlands; secondary school is a 2-minute bike ride, which Dutch teenagers do in all weather.
Getting around
Getting around: the train station is 6 minutes on foot — commuting without a car is the natural choice; a highway on-ramp 1.8 km away makes car trips easy — check whether through-traffic noise reaches the street you're considering; car ownership is moderate (0.9 per household).
Energy and running costs
With 100% of homes built after 2000, insulation standards here are decent by default — but newer also means VvE service costs for apartments and less room to add value through renovation. Different math, not automatically better.
Before you bid in Waddeneilandenbuurt
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
Is Waddeneilandenbuurt a good neighborhood to live in?
That depends on what you're looking for. Waddeneilandenbuurt has no single strong profile — it scores mid-range for most buyer types. The average home value is €427,000 and the neighborhood has 350 residents. Ultimately the specific street and home matter more than the neighborhood average.
What is the average home value in Waddeneilandenbuurt?
The average home value (WOZ waarde) in Waddeneilandenbuurt, Amersfoort is €427,000, based on the official CBS neighborhood statistics.
Is Waddeneilandenbuurt mostly owner-occupied or rental?
61% of homes in Waddeneilandenbuurt are owner-occupied and 39% are rentals.
Are house prices in Waddeneilandenbuurt rising?
Between 2022 and 2025 the average WOZ value in Waddeneilandenbuurt rose from €355,000 to €427,000 (+20%); Amersfoort as a whole moved up 23% over the same period. WOZ values lag the current market by about a year.
How old are the homes in Waddeneilandenbuurt?
0% of homes in Waddeneilandenbuurt were built before 2000 and 100% after. Older buildings can mean higher maintenance and energy costs — check the energy label before bidding.
How far is the nearest train station from Waddeneilandenbuurt?
The average distance to a train station from Waddeneilandenbuurt is 0.5 km; a large supermarket is 0.4 km away on average.
Is Waddeneilandenbuurt an expensive part of Amersfoort?
Prices sit close to what most of Amersfoort costs: neither a pricey area nor a bargain.
Is Waddeneilandenbuurt good for families with children?
The nearest primary school is 1.2 km away and there are 1 daycare locations within a kilometer. 34% of households here have children at home.
Is there foundation risk in Waddeneilandenbuurt?
Waddeneilandenbuurt is not in a designated foundation attention area; the soil here is Hogere Zandgronden, which has adequate bearing capacity. Around 6% of homes predate 1970. According to the Klimaateffectatlas, the risk of pile rot in this neighbourhood is very low. A structural survey is still sensible for any older property.
Similar neighborhoods in Amersfoort
Closest in price — worth a look if Waddeneilandenbuurt is out of reach or you want alternatives.
Source: CBS Kerncijfers wijken en buurten — latest complete release (buurt BU03073100) · Updated 2026-08-09. WOZ values are neighborhood averages; individual homes vary.