Waddeneilandenbuurt, Amersfoort

Living in Waddeneilandenbuurt

Waddeneilandenbuurt is moderately urban — city amenities without the crush, and the stock is a genuine mix of apartments and family houses (43% houses).

With just 2,719 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 €386,000 average WOZ value, Waddeneilandenbuurt ranks 82 out of 125 Amersfoort neighborhoods on price — 7% below the city median, leaving room in the budget that pricier neighborhoods would swallow. For scale: Amersfoort's cheapest buurt averages €102,000 and its most expensive €1,329,000, so Waddeneilandenbuurt sits in the middle band of the city.

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: 58% owner-occupied against 42% 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 a young-adult neighborhood — the 25-to-45 group outnumbers everyone else (57% of its 270 residents), followed by children under 15 at 16%. Households split into 43% singles and 26% 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 (0.8 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

Similar neighborhoods in Amersfoort

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