Price drops in and around 's-Graveland

More homes in and around 's-Graveland whose asking price was recently cut.

Property report01/08
No surprises after the keys.
01
What are you buying?

The listing read like a buyer’s agent: strengths, question marks, clauses.

02
Is the price realistic?

Our own valuation with a range beside the asking price. And: overbid or not?

03
What is living here like?

Scores for family, quiet, greenery and getting around, per address.

04
What shape is it in?

What the condition means for costs and your bid, your impression weighed in.

05
What is round the corner?

How good the schools are, and shops and transit in actual metres.

06
What could go wrong?

From the foundation to building plans: the risks around the home, lined up.

07
Much competition?

Comparable sales, time on market and your room to negotiate.

08
Buy it or not?

A verdict on the purchase, and what to check and ask before you bid.

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Noordereinde 263, 's-Graveland-9.8%
€ 495.000€ 549.000
Noordereinde 263
G
112 m²164 m²
's-Gravelandtoday
Neuweg 38, Hilversum-3.7%
€ 910.000€ 945.000
Neuweg 38
D
178 m²
Hilversumtoday
Boomgat 10, Naarden-4.1%
€ 1.295.000€ 1.350.000
Boomgat 10
B
168 m²
Naardentoday
Jacob van Campenlaan 228, Hilversum-3.2%
€ 299.000€ 309.000
Jacob van Campenlaan 228
C
57 m²
Hilversumtoday
Kerklaan 20 ap10, Kortenhoef-1.6%
€ 305.000€ 310.000
Kerklaan 20 ap10
A
45 m²
Kortenhoefyesterday
Hertog Aelbrechtstraat 83, Hilversum-3.7%
€ 525.000€ 545.000
Hertog Aelbrechtstraat 83
D
88 m²
Hilversumyesterday
Zwarteweg 50, Naarden-4.2%
€ 1.145.000€ 1.195.000
Zwarteweg 50
A++++
172 m²
Naardenyesterday
Kornwierde 192, Almere-5.1%
€ 375.000€ 395.000
Kornwierde 192
A
103 m²198 m²
Almereyesterday
Cornelis Bakkerlaan 36, Laren (NH)-11.6%
€ 995.000€ 1.125.000
Cornelis Bakkerlaan 36
A++
111 m²
Laren (NH)yesterday
De Stelling 54, Muiden-3.2%
€ 750.000€ 775.000
De Stelling 54
A
113 m²
Muidenyesterday
Leerdamhof 393, Amsterdam-3.0%
€ 480.000€ 495.000
Leerdamhof 393
A
132 m²
Amsterdamyesterday
Steffenshein West 24, Laren (NH)-6.6%
€ 1.425.000€ 1.525.000
Steffenshein West 24
B
185 m²
Laren (NH)yesterday
Tongerenstraat 11, Amsterdam-9.1%
€ 500.000€ 550.000
Tongerenstraat 11
A
121 m²
Amsterdamyesterday
Kleine Drift 25, Hilversum-4.6%
€ 835.000€ 875.000
Kleine Drift 25
A+++
132 m²
Hilversum2 days ago
Meteorenstraat 78, Hilversum-2.7%
€ 725.000€ 745.000
Meteorenstraat 78
A
122 m²
Hilversum2 days ago
Vaartweg 190 15, Hilversum-4.8%
€ 295.000€ 310.000
Vaartweg 190 15
D
64 m²
Hilversum2 days ago
Noordereinde 263
Photo 2 of Noordereinde 263Photo 3 of Noordereinde 263Photo 4 of Noordereinde 263Photo 5 of Noordereinde 263
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For salePrice reduced -9.8%

Noordereinde 263

's-Graveland · 1243JW

Apartment at Noordereinde 263 in 's-Graveland ('s-Graveland neighbourhood). The home was built in 1810 and has 112 m² of living space, 3 bedrooms and energy label G. The nearest railway station is Bussum Zuid (3.4 km). The nearest primary school is Protestants Christelijke Basisschool De Regenboog (898 m).

112 m²3 beds1810Label GApartment
Asking price€ 495,000
Was€ 549,000
Realistic price (indication)Only visible with Huisverklikker Pro
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Property report for Noordereinde 263Soil, noise, foundation, building plans and the neighbourhood, plus an independent price indication beside the asking price.Read a sample report firstFreeA complete report on another address, first page to last. So you know what you are buying.
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Price & status history

  1. Price reduced
    today
    € 495,000
    −€ 54,000
  2. For sale
    5 days ago
  3. Sold (conditional)
    14 Aug 2026
  4. For sale
    13 Aug 2026
  5. Under offer
    3 Aug 2026
  6. Listed for sale
    3 Jun 2026
    € 549,000

Property details

Living area112 m²
Construction year1810
Property typeApartment
Bedrooms3
Bathrooms1
Energy labelG
WOZ value€ 511,000
OwnershipFreehold
Estate agent—

WOZ value over the years

Fetching WOZ history…

Age composition of the neighbourhood

This neighbourhoodNetherlands
Share of residents per age group in the 's-Graveland neighbourhood against the Netherlands, source CBS.

Features

Points to note · Home & energy4
Share of renewable energyLow share renewable0%
Calculated CO₂ emissionsHigh emissions100 kg/m2/yr
Energy index (primary fossil)Poor (label F/G)546 kWh/m²/yr
Energy labelPoorG
Points to note · Neighbourhood & market10
Waste collection charge (municipality, average)High waste collection charge€ 475
Municipal residential costs (municipality)High municipal residential costs€ 1,576
Average WOZ value (municipality)Well above national average€ 611,000
Sewerage charge (municipality)High sewerage charge€ 371
Distance to indoor swimming poolFar away5.3 km
Distance to interchange stationFar away5.4 km
Distance to business districtAdjacent to business park30 m
Distance to out-of-hours medical centreFar away16.9 km
General practitioner surgeries within 1 km (average)No GP surgery within 1 km0.2
Children per primary school place (proxy)Many children per place1.82 ratio
Points to note · Environment & risk4
Distance to nearest external safety facilityVery nearby (within risk contour)239 m
Odour nuisance from road traffic (% seriously affected)High2.3%
Max. flood depth (LIWO)Deep (0.5–2 m)0.57 m
Flood risk classHigh flood risklarge
Points to note10
Property tax rate dwellings (municipality)Above-average property tax rate0.1117%
Number of hazardous businesses within 1 kmOne within 1 km1
Distance to sprayed cropNearby (50–100 m)98 m
Distance to main/through roadRight on main road67 m
Distance to tram/metro lineFar away10 km
Road traffic noiseConsiderable noise18.6%
Noise loadHeavy62 dB
Road traffic noise exposure (Lnight)Disturbing53 dB
Odour nuisance from wood burning (% seriously affected)Elevated4.7%
Odour nuisance fireplace/BBQ (% seriously annoyed)Elevated3.1%
Plus points10
Zoning purpose (main category)Residential designationresidential
Shared plotOwn plotNo
Unbuilt plot areaReasonable amount of undeveloped land61 m²
Building statusIn useBuilding in use
Share of homes with solar powerAbove average27%· NL 36%
WOZ value year-on-year change (municipality)Rising property values6.1%
Background concentration SO₂Very low0.413 µg/m³
Distance to waste incineration facilityFar away28 km
Distance to biomass plantAt distance (>3 km)21.6 km
Distance to nearest wind turbineFar away (>2 km)10.1 km

Stations

Bussum Zuid3.4 km · Train station
Hilversum Media Park3.8 km · Train station
Naarden-Bussum4.3 km · Train station
Hilversum4.8 km · Train station

Construction plans & permits in the neighbourhood

Tap a category to show or hide it.

1 permit within 500 m · 1 construction plan within 1 km · 48 zoning plan amendments within 5 km. Click the map for each permit’s description.

Schools

Primary schools: doorstroomtoets
Protestants Christelijke Basisschool De Regenboog

93rd percentile: high · LIB · grade 8: 36 pupils · total 246 pupils

No measured educational disadvantage

898 m
Curtevenne-Basisschool

41st percentile: average · LIB · grade 8: 28 pupils · total 143 pupils

Disadvantage score 5: more disadvantage than 27% of schools

949 m
St. Antoniusschool

22nd percentile: low · LIB · grade 8: 21 pupils · total 201 pupils

No measured educational disadvantage

1.5 km
Joseph Lokinschool

no recent test score · total 82 pupils

No measured educational disadvantage

2.4 km
De Gooise Daltonschool

33rd percentile: average · IEP · grade 8: 26 pupils · total 230 pupils

No measured educational disadvantage

2.6 km
Godelindeschool voor Basisonderwijs

99th percentile: high · LIB · grade 8: 27 pupils · total 241 pupils

No measured educational disadvantage

2.9 km
Gooilandschool

99th percentile: high · LIB · grade 8: 54 pupils · total 422 pupils

No measured educational disadvantage

3.5 km
De Zonnewijzer

56th percentile: average · IEP · grade 8: 21 pupils · total 168 pupils

Disadvantage score 38: more disadvantage than 78% of schools

3.6 km
Augustinusschool

12th percentile: low · LIB · grade 8: 25 pupils · total 231 pupils

Disadvantage score 9: more disadvantage than 38% of schools

3.6 km
Ayoub

62nd percentile: average · LIB · grade 8: 16 pupils · total 253 pupils

Disadvantage score 27: more disadvantage than 68% of schools

3.6 km
Secondary schools: exam results
CVO 't Gooi voor Lyc Havo VMBO Lwoo

50th percentile: average · 91% passed · CE avg 6.5 · VBO/MAVO/HAVO/VWO · 243 exam candidates

2.4 km
St Vituscollege Bussum/Naarden

79th percentile: high · 94% passed · CE avg 6.7 · HAVO/VWO · 204 exam candidates

3.0 km
Gooise Scholenfederatie, vwo, havo, vmbo, locatie A. Roland Holst College, Jonkerweg 31

19th percentile: low · 88% passed · CE avg 6.3 · VBO/MAVO/HAVO/VWO · 162 exam candidates

3.3 km
Gooise Scholenfederatie, vwo, havo, vmbo, locatie A. Roland Holst College, Schuttersweg 26

13th percentile: low · 84% passed · CE avg 6.3 · VBO/MAVO/HAVO/VWO · 68 exam candidates

3.4 km
Volantcollege, locatie Montessori Lyceum Gooise Meren

no exam results · MAVO/HAVO/VWO

3.6 km
Volantcollege voor mavo havo vwo

24th percentile: low · 87% passed · CE avg 6.4 · MAVO/HAVO/VWO · 167 exam candidates

3.6 km
Gemeentelijk Gymnasium, Vaartweg 54

75th percentile: average · 92% passed · CE avg 6.7 · VWO · 129 exam candidates

4.2 km
Gemeentelijk Gymnasium, Badhuislaan 10-A

no exam results · VWO

4.2 km
CVO 't Gooi voor Lyc Havo VMBO Lwoo loc. Hilfertsheem College

79th percentile: high · 99% passed · CE avg 6.5 · VBO/MAVO · 105 exam candidates

4.5 km
Gooise Scholenfederatie vwo, havo, vmbo

61st percentile: average · 91% passed · CE avg 6.6 · HAVO/VWO · 267 exam candidates

4.6 km

Source: DUO Open Education Data · raw figures, not adjusted for the pupil population.

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