Zuidbroek - Mozaïek & Rooster, Apeldoorn

Living in Zuidbroek - Mozaïek & Rooster

Zuidbroek - Mozaïek & Rooster is moderately urban — city amenities without the crush, and the housing is dominated by single-family houses (86%), which is what draws settlers rather than passers-through.

At 4,858 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 Zuidbroek - Mozaïek & Rooster

At €486,000 average WOZ value, Zuidbroek - Mozaïek & Rooster ranks 33 out of 82 Apeldoorn neighborhoods on price — 8% above the city median. That premium is the location speaking. For scale: Apeldoorn's cheapest buurt averages €246,000 and its most expensive €936,000, so Zuidbroek - Mozaïek & Rooster sits in the middle band of the city.

The direction of the market: between 2015 and 2025 the average WOZ value here rose from €223,000 to €492,000, up 121% — faster than the city as a whole (+100%). WOZ values lag the market by about a year, but the trend itself is reliable.

With 65% 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, Zuidbroek - Mozaïek & Rooster is shaped by people in their late twenties to early forties (36% of its 6,385 residents), followed by children under 15 at 31%. 61% of households have children at home, so expect school runs, playgrounds in use, and neighbors who stay put. The average household counts 2.9 people.

As for who your neighbors would be: 36% of households sit in the country's top income bracket — which helps explain both the café density and the bidding behavior; average income per resident is €31,000 a year.

Daily errands, coffee and dinner

Day to day: plan your groceries: the nearest large supermarket is 0.6 km away; this is not a going-out neighborhood — the cafés are elsewhere.

The practical checklist most buyers forget to make: pharmacy 20 min walk · GP 6 min · hospital 6.7 km · library 2.3 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 8 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 10-minute bike ride, which Dutch teenagers do in all weather.

Getting around

Getting around: the station is a 14-minute cycle, standard Dutch commuting range; the nearest highway on-ramp is 2.5 km away; households here average 1.3 cars, so assume driveways and parking are part of daily logistics.

Energy and running costs

With 99% 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 Zuidbroek - Mozaïek & Rooster

Before you bid in Zuidbroek - Mozaïek & Rooster: 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

Similar neighborhoods in Apeldoorn

Closest in price — worth a look if Zuidbroek - Mozaïek & Rooster is out of reach or you want alternatives.