Living in Binnenstad
Binnenstad is city living in its most compact form, and this is apartment territory: only about 1 in 8 homes is a house.
At 7,424 residents per km² the buurt is busy without being packed.
Apeldoorn is a low-rise, green family market on the edge of the Veluwe national park — more space per euro than the west of the country, in exchange for a longer commute. It consistently attracts families trading Randstad apartments for gardens.
The housing market in Binnenstad
The average home value (WOZ) in Binnenstad is €261,000, which puts it at #81 of 82 neighborhoods in Apeldoorn — 42% below the city median, which makes it one of the more approachable entry points into the city. For scale: Apeldoorn's cheapest buurt averages €246,000 and its most expensive €936,000, so Binnenstad sits in the budget band of the city.
Average WOZ value per year (CBS). The reference date lags the current market by ±1 year.
The direction of the market: between 2015 and 2025 the average WOZ value here rose from €148,000 to €263,000, up 78% — slower than the city as a whole (+100%). WOZ values lag the market by about a year, but the trend itself is reliable.
Here is the catch for buyers: only 33% of homes are owner-occupied, and 18% of the stock is social housing that never reaches the open market. Few homes come up for sale, so when one does, expect competition and act fast on viewings. The upside of the same number: neighborhoods with a big rental base tend to feel lively and transient rather than settled — decide which you want before you fall for a listing.
Who lives here
Demographically, Binnenstad is a young-adult neighborhood — the 25-to-45 group outnumbers everyone else (36% of its 5,840 residents), followed by 45-to-65 year olds at 21%. More than half of all households (68%) are single-person — this is a neighborhood of independents, not minivans. The average household counts 1.4 people.
As for who your neighbors would be: incomes skew modest — 61% of households are in the lower national bracket; average income per resident is €34,000 a year.
Daily errands, coffee and dinner
Day to day: groceries are a non-issue — 4 large supermarkets within a kilometer; with roughly 94 cafés and restaurants within a kilometer, you will never cook out of necessity.
The practical checklist most buyers forget to make: pharmacy 5 min walk · GP 8 min · hospital 2.4 km · library 0.7 km · 1 cinema 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 13 minutes on foot; daycare is 0.9 km away — check waiting lists early, they are long everywhere in the Netherlands; secondary school is a 4-minute bike ride, which Dutch teenagers do in all weather.
Getting around
Getting around: the train station is 14 minutes on foot — commuting without a car is the natural choice; the nearest highway on-ramp is 3.2 km away; and at 0.6 cars per household, most residents simply don't own one — if you do, factor in permit costs and waiting lists before you buy.
Energy and running costs
85% 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 Binnenstad
Before you bid in Binnenstad: listings are scarce here, which pushes bidding above asking more often — decide your maximum before the viewing, not during it. Also, the price gap with the rest of Apeldoorn is real, but so is the reason for it — walk the neighborhood at different times of day before committing.
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 Binnenstad a good neighborhood to live in?
That depends on what you're looking for. Binnenstad suits first-time buyers and buyers after city buzz best; it's a weaker match for families with children and buyers after peace and space. The average home value is €261,000 (42% below the Apeldoorn median) and the neighborhood has 5,840 residents. Ultimately the specific street and home matter more than the neighborhood average.
What is the average home value in Binnenstad?
The average home value (WOZ waarde) in Binnenstad, Apeldoorn is €261,000, based on the official CBS neighborhood statistics.
Is Binnenstad mostly owner-occupied or rental?
33% of homes in Binnenstad are owner-occupied and 67% are rentals, of which 18% of all homes are social housing (woningcorporatie).
Are house prices in Binnenstad rising?
Between 2015 and 2025 the average WOZ value in Binnenstad rose from €148,000 to €263,000 (+78%); Apeldoorn as a whole moved up 100% over the same period. WOZ values lag the current market by about a year.
How old are the homes in Binnenstad?
85% of homes in Binnenstad were built before 2000 and 15% after. Older buildings can mean higher maintenance and energy costs — check the energy label before bidding.
How far is the nearest train station from Binnenstad?
The average distance to a train station from Binnenstad is 1.2 km; a large supermarket is 0.4 km away on average.
Is Binnenstad an expensive part of Apeldoorn?
No — average home values are 42% below the Apeldoorn median, making it one of the more affordable parts of the city.
Is Binnenstad good for families with children?
The nearest primary school is 1.1 km away and there are 1 daycare locations within a kilometer. 9% of households here have children at home.
Similar neighborhoods in Apeldoorn
Closest in price — worth a look if Binnenstad is out of reach or you want alternatives.
Source: CBS Kerncijfers wijken en buurten (buurt BU02000101) · Data updated 2026-07-11. WOZ values are neighborhood averages; individual homes vary.