Price drops in and around Alkmaar

More homes in and around Alkmaar 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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Staringlaan 27, Heerhugowaard-3.9%
€ 399.000€ 415.000
Staringlaan 27
A
97 m²
Heerhugowaardtoday
Hemelboog Binnen 61 D, Heerhugowaard-2.0%
€ 470.000€ 479.500
Hemelboog Binnen 61 D
A+
129 m²
Heerhugowaardtoday
Vasalisstraat 22, Alkmaar-1.0%
€ 569.500€ 575.000
Vasalisstraat 22
A+
136 m²
Alkmaartoday
Waterdrieblad 3, Oudkarspel (Gem. Dijk en Waard)-2.9%
€ 432.000€ 445.000
Waterdrieblad 3
A
91 m²147 m²
Oudkarspel (Gem. Dijk en Waard)today
Kennemerstraatweg 392, Heiloo-3.9%
€ 399.000€ 415.000
Kennemerstraatweg 392
77 m²
Heilootoday
Vecht 49, Heerhugowaard-1.8%
€ 393.000€ 400.000
Vecht 49
B
95 m²148 m²
Heerhugowaardtoday
Meester van Hoornweg 8 A, Bergen (NH)-4.2%
€ 369.000€ 385.000
Meester van Hoornweg 8 A
B
80 m²
Bergen (NH)today
Cornelis Pronklaan 177, Alkmaar-2.7%
€ 365.000€ 375.000
Cornelis Pronklaan 177
C
102 m²
Alkmaartoday
Dampkring 5, Heerhugowaard-3.0%
€ 320.000€ 330.000
Dampkring 5
A
63 m²
Heerhugowaardyesterday
Laan van Parijs 120, Alkmaar-6.7%
€ 350.000€ 375.000
Laan van Parijs 120
A
107 m²147 m²
Alkmaaryesterday
Nassaulaan 16, Bergen (NH)-6.4%
€ 795.000€ 849.000
Nassaulaan 16
C
127 m²
Bergen (NH)2 days ago
Roode Leeuw 6, Schoorl-6.3%
€ 749.900€ 799.900
Roode Leeuw 6
B
132 m²
Schoorl2 days ago
Kroosbrug 65, Sint Pancras-3.0%
€ 639.000€ 659.000
Kroosbrug 65
A
156 m²241 m²
Sint Pancras3 days ago
Madeliefstraat 5, Heerhugowaard-2.9%
€ 699.000€ 720.000
Madeliefstraat 5
A
157 m²306 m²
Heerhugowaard3 days ago
Lutjelant 8, Zuid-Scharwoude-4.1%
€ 599.500€ 625.000
Lutjelant 8
A+
133 m²147 m²
Zuid-Scharwoude3 days ago
Nieuwe Egmonderstraatweg 27, Egmond aan den Hoef-7.7%
€ 599.000€ 649.000
Nieuwe Egmonderstraatweg 27
A
96 m²
Egmond aan den Hoef3 days ago
Ruysdaelkade 45
Photo 2 of Ruysdaelkade 45Photo 3 of Ruysdaelkade 45Photo 4 of Ruysdaelkade 45Photo 5 of Ruysdaelkade 45
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For salePrice reduced -4.1%

Ruysdaelkade 45

Alkmaar · 1816BW

Apartment at Ruysdaelkade 45 in Alkmaar (Bergerwegkwartier neighbourhood). The home was built in 2024 and has 119 m² of living space, 2 bedrooms and energy label A+++. The nearest railway station is Alkmaar (1.1 km). The nearest primary school is De Rank (424 m).

119 m²2 beds2024Label A+++Apartment
Asking price€ 695,000
Was€ 725,000
Realistic price (indication)Only visible with Huisverklikker Pro
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Before you bid

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Property report for Ruysdaelkade 45Soil, 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. Relisted
    7 Aug 2026
    € 695,000
    −€ 30,000
  2. Listed for sale
    3 Jun 2026
    € 725,000

Property details

Living area119 m²
Construction year2024
Property typeApartment
Bedrooms2
Bathrooms1
Energy labelA+++
WOZ value€ 592,000
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 Bergerwegkwartier neighbourhood against the Netherlands, source CBS.

Features

Points to note · Neighbourhood & market1
Permits <500 m (12 months)Much building pressure14
Points to note · Environment & risk9
Distance to motorwayVery close40 m
Soil standard exceededStandard exceededYes
Noise loadLoud67 dB
Road traffic noise exposure (Lnight)Severely disruptive58 dB
Large industrial businesses within 5 kmHeavy industry nearby8
Distance to nearest induced earthquakeEarthquake very nearby1.1 km
In area with induced earthquakesIn earthquake zoneYes
Flood risk classHigh flood risklarge
Severest induced earthquake in the neighbourhoodPossibly light damage3.5 ML
Points to note10
Shared plotShared plotYes
Waste collection charge (municipality, average)Above-average waste collection charge€ 370
Number of soil surveysSoil survey registered1
Distance to main/through roadRight on main road40 m
Odour nuisance from wood burning (% seriously affected)Elevated4.5%
Odour nuisance fireplace/BBQ (% seriously annoyed)Elevated3.3%
Industrial emitters within 2 kmMultiple sources3
Environmental health risk (MGR)Elevated6.2%
Near waste incinerator/biomass facilityWithin ~5 km of waste incinerator / biomass facilityYes
PFAS standard breach within 10 kmLimit exceeded within 10 kmYes
Plus points10
Building statusIn useBuilding in use
Plot area (cadastral plot)Very generous plot2,179 m²
Share of renewable energyHigh share of renewable energy72%
Share of homes with solar powerAbove average39%· NL 36%
Calculated CO₂ emissionsLow emissions6 kg/m2/yr
Energy index (primary fossil)Efficient (label A/B)26 kWh/m²/yr
Energy labelEconomicalA+++
Property tax rate dwellings (municipality)Low property tax rate0.0552%
WOZ value year-on-year change (municipality)Rising property values10.3%
Number of hazardous businesses within 1 kmNone in the neighbourhood0

Stations

Alkmaar1.1 km · Train station
Alkmaar Noord2.7 km · Train station
Heiloo4.5 km · Train station
Heerhugowaard7.6 km · Train station

Construction plans & permits in the neighbourhood

Tap a category to show or hide it.

13 permits within 500 m · 7 construction plans within 1 km · 31 zoning plan amendments within 5 km. Click the map for each permit’s description.

Schools

Primary schools: doorstroomtoets
De Rank

47th percentile: average · LIB · grade 8: 13 pupils · total 124 pupils

No measured educational disadvantage

424 m
Rooms katholieke Basisschool De Driemaster

13th percentile: low · IEP · grade 8: 26 pupils · total 190 pupils

Disadvantage score 15: more disadvantage than 52% of schools

424 m
Obs Nicolaas Beets

no recent test score · total 59 pupils

Disadvantage score 14: more disadvantage than 51% of schools

599 m
Openbare Basisschool Nicolaas Beets

67th percentile: average · IEP · grade 8: 52 pupils · total 404 pupils

No measured educational disadvantage

753 m
Rooms Katholieke Basisschool De Kring

23rd percentile: low · IEP · grade 8: 48 pupils · total 300 pupils

No measured educational disadvantage

1.2 km
An Nasr

63rd percentile: average · IEP · grade 8: 18 pupils · total 161 pupils

Disadvantage score 32: more disadvantage than 73% of schools

1.2 km
Openbare Basisschool De Kennemerpoort

52nd percentile: average · IEP · grade 8: 85 pupils · total 623 pupils

No measured educational disadvantage

1.7 km
Openbare Basisschool Jules Verne

71st percentile: average · IEP · grade 8: 26 pupils · total 187 pupils

Disadvantage score 19: more disadvantage than 59% of schools

1.9 km
Rooms Katholieke Basisschool St Adelbertus

80th percentile: high · IEP · grade 8: 59 pupils · total 478 pupils

No measured educational disadvantage

1.9 km
Rooms Katholieke Basisschool De Regenboog, Tochtwaard 14

46th percentile: average · IEP · grade 8: 35 pupils · total 285 pupils

Disadvantage score 6: more disadvantage than 32% of schools

2.0 km
Secondary schools: exam results
osg Willem Blaeu voor vwo havo mavo en vbo

55th percentile: average · 92% passed · CE avg 6.5 · VBO/MAVO/HAVO/VWO · 116 exam candidates

228 m
Petrus Canisius College Scholengemeenschap voor VWO HAVO VMBO, Fabritiusstraat 1

88th percentile: high · 99% passed · CE avg 6.6 · VBO/MAVO · 112 exam candidates

476 m
Murmellius Gymnasium

22nd percentile: low · 84% passed · CE avg 6.4 · VWO · 75 exam candidates

1.1 km
De Viaan, school voor praktijkonderwijs

no exam results · PRO

1.5 km
Vonk Alkmaar

88th percentile: high · 98% passed · CE avg 6.7 · VBO · 123 exam candidates

2.0 km
Petrus Canisius College Scholengemeenschap voor VWO HAVO VMBO, Blekerskade 11

83rd percentile: high · 95% passed · CE avg 6.7 · HAVO/VWO · 216 exam candidates

2.0 km
Jan Arentsz Christelijke Scholengemeenschap voor Lyceum Havo Mavo Vbo

27th percentile: average · 87% passed · CE avg 6.4 · VBO/MAVO/HAVO/VWO · 251 exam candidates

2.1 km
Petrus Canisius College Scholengemeenschap voor VWO HAVO VMBO, Vondelstraat 41

89th percentile: high · 96% passed · CE avg 6.7 · VBO/MAVO · 105 exam candidates

2.5 km
osg Willem Blaeu voor vwo havo mavo en vbo, vestiging Van der Meij College

77th percentile: high · 97% passed · CE avg 6.6 · VBO/MAVO · 85 exam candidates

2.8 km
CSG Jan Arentsz, SGM voor Lyceum Havo Mavo Vbo, vestiging Van der Meij College

56th percentile: average · 94% passed · CE avg 6.4 · VBO · 51 exam candidates

2.8 km

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

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