Kudelstaart is one of the villages where we at Haverkamp Makelaardij are regularly active, with a recent successful sale on Gaffelstraat as a real example from our own practice. This article gives an overview of living in Kudelstaart: housing types, accessibility and the local market.

From our practice: Gaffelstraat

Late last year we guided the sale of a terraced house at Gaffelstraat 57 in Kudelstaart: a move-in ready home of 81 square meters with two bedrooms and dormer windows that add extra light to the upper floor. The property sat on a quiet, family-friendly street with ample parking right outside the door, exactly the kind of home and street that Kudelstaart is known for. The sale is a good illustration of how compact family homes in the village continue to appeal to both starters and young families.

Location and character

Kudelstaart is a village within the municipality of Aalsmeer, located on the edge of the Westeinderplassen, an extensive lake area popular with watersports enthusiasts. The village has its own, village-like atmosphere that differs from the more urban Aalsmeer center, with plenty of green space, water and a manageable scale. For buyers seeking village calm without living far from the Randstad, that is an important reason to look here.

Housing types and neighborhoods

The housing stock in Kudelstaart consists largely of terraced and semi-detached homes from the 1970s, 1980s and 1990s, supplemented with newer family homes in the most recently completed expansion neighborhoods on the edges of the village. Detached homes exist too, but in smaller numbers and often located toward the water. For starters and young families, Kudelstaart is therefore generally more accessible than the pricier towns of Gooi en Vechtstreek.

Accessibility

Kudelstaart is a short distance from Aalsmeer center, Amstelveen and Schiphol, making the village attractive to commuters who work at the airport or travel frequently. By car you reach the A9 and A4 quickly, toward both Amsterdam and The Hague. Public transport runs mainly via bus to Aalsmeer and Amstelveen, from where connections to train and metro are available.

Amenities and community life

Despite its modest size, Kudelstaart has its own village center with supermarkets, a weekly market and several primary schools, so families don't need to travel to Aalsmeer center for every errand. The strong presence of sports clubs, including football and watersports clubs that benefit from the location on the Westeinderplassen, gives the village an active community life that matches its family-friendly character.

The wider Aalsmeer area, of which Kudelstaart is part, is also known for its flower-growing sector and flower auction, which provides local employment and gives the area its own economic character alongside its residential role.

The Kudelstaart housing market

Demand for homes in Kudelstaart is driven by the combination of village calm, water, green space and proximity to Aalsmeer, Amstelveen and Schiphol. For a reliable, current picture of asking prices and recently realized sale prices, we recommend checking Kadaster.nl and Funda.nl, since price levels can vary considerably by street and property type.

Kudelstaart compared to surrounding towns

Compared with Aalsmeer center, Kudelstaart is quieter and more village-like, with less traffic but also a smaller range of amenities in its immediate center. Compared with Amstelveen and Uithoorn, two other sought-after towns in the same region, the price level in Kudelstaart is generally more accessible, which makes the village particularly interesting for starters and young families who want to live close to Amsterdam and Schiphol without paying city prices.

That combination of affordability, water, green space and a strong location has meant that Kudelstaart is increasingly mentioned as a serious alternative alongside the better-known neighboring municipalities in recent years, including by buyers who initially only considered Aalsmeer or Amstelveen itself.

Practical tips for buyers in Kudelstaart

1. Look at comparable, recently sold homes on the same street via Kadaster.nl to get a realistic price picture.
2. Weigh the location relative to the Westeinderplassen in your search strategy.
3. Check bus connections to Aalsmeer and Amstelveen if you rely on public transport for commuting.
4. Ask about insulation and energy label on older terraced houses, given the build period of much of the housing stock.
5. Calculate your maximum mortgage with a registered advisor before you start viewing homes.
6. Work with a local agent who knows the streets and neighborhoods of Kudelstaart from direct experience.
7. Ask about recent renovations or maintenance, such as dormer windows or new window frames, since these can affect the home's energy performance.
8. Compare the market with Aalsmeer center and Uithoorn too to get a good sense of the value for money in the wider region.

Conclusion

Kudelstaart combines village calm, water and green space with a strong location relative to Aalsmeer, Amstelveen and Schiphol. Our own sale on Gaffelstraat shows that compact, well-maintained family homes in the village remain in demand. For buyers looking for a more accessible alternative to the pricier towns further into the region, Kudelstaart is a serious option worth considering.