Kudelstraat en Kalslagen, Aalsmeer
Neighbourhood research for Kudelstraat en Kalslagen — safety, schools, livability and property values from official government data.
On the Leefbaarometer, Kudelstraat en Kalslagen in Aalsmeer scores 3.0/5 for overall livability. Most homes are owner-occupied (66%), and it leans family-oriented — 18% of residents are under 15. Police-recorded crime puts this area in the low-risk band nationally.
The average home here carries a WOZ value of €497.000 — 6% below the Aalsmeer average. That's 25% above the Dutch national average. Zooming out, Aalsmeer-wide sale prices rose 10.5% over the past year, and recent buyers across the wider region paid 5.9% over asking, with homes selling in a median of 32 days — a sense of the competition to expect, even if it doesn't map exactly onto this street.
Before you fall for a listing here, a few things to check: crime has been trending up, about 6% higher than a year ago — worth keeping an eye on; known soil contamination has been recorded nearby — worth asking the seller or municipality for details.
Livability
Average
Avg. WOZ value
€497.000
Crime risk
Low risk
Based on 6 government sources · Last updated 27 August 2026
Frequently Asked Questions
Similar neighbourhoods in Aalsmeer
Neighbourhoods in a similar price and livability range
All neighbourhoods in Aalsmeer →What does a home in Kudelstraat en Kalslagen cost?
Average WOZ value
€497,000
The WOZ value is the municipality's own valuation, set as of 1 January the previous year. In a rising market asking prices in Kudelstraat en Kalslagen usually sit above it — treat this as a floor, not a market value.
Gross annual income needed to borrow that amount
€86,000
One income, no student debt or other loans, 30-year annuity at 4.5%, using the 2026 Nibud standards. Buyer's costs come on top and cannot be added to the mortgage. On two incomes the bar is lower.
Further reading
What is the WOZ value and why does it matter?
The WOZ value determines your municipal taxes and is used by banks as an indication of property value.
How does bidding on a house work in the Netherlands?
Unlike many countries, the asking price in the Netherlands is often just a starting point for negotiation.
Buyer’s costs (k.k.) — what do you pay on top?
Budget 4–6% on top of the purchase price. Here’s an overview of all additional costs.