Key Features
Upsides
- Exceptionally large plot of 1,516 m² with unobstructed views over meadows
- Very central location near Amsterdam (10 minutes) and Utrecht (35 minutes) while in a peaceful rural setting
- Unique character with original farmhouse beams and recently renewed thatched roof
- Energy label C with good insulation already in place (roof, walls, floor, partial double glazing)
- Significant potential to expand living space to approximately 270 m² or more
Downsides
- Requires substantial modernization as the current finishes and kitchen are basic and outdated
- Only 2 bedrooms currently available
- upper floor is unfinished attic space needing full conversion
- Access via right of way through the front property, not direct street access
- Semi-detached configuration means shared structure with the front house
- Steep staircase to the upper floor may not be suitable for elderly or mobility-impaired individuals
Description
The property is located at Gein Noord 88B in Abcoude, a village situated very close to Amsterdam. This thatched residential farmhouse represents a unique opportunity to live in a peaceful, rural setting while remaining exceptionally well connected to major urban centers. The property was originally part of a cross-house farmhouse, specifically the rear section known as "het deel" (the threshing floor area), which was separated and converted into a residence in the 1960s and further renovated in the 1970s.
The living space measures approximately 234 square meters, with the potential to expand to around 270 square meters or more through thoughtful renovation. The property sits on a generous plot of 1,516 square meters, offering a green oasis with mature fruit trees, a large lawn, and unobstructed views over the surrounding meadows. The total volume of the residence is 1,000 cubic meters, and there is an external storage building of 20 square meters.
The ground floor layout begins with a spacious central hallway located on the side of the farmhouse. From this entrance, one accesses the toilet room and the kitchen, which is situated on the left side of the property and connects to the main living area. The kitchen is simply equipped but functional, with connections for a washing machine and dryer also located in the hallway. The hallway also provides access to a ground floor bedroom and bathroom. The bathroom is well proportioned and includes a bathtub, double vanity sinks, a toilet, and a shower. The ground floor bedroom has direct access to the bathroom as well as views of and access to the rear and side gardens.
The main living area occupies what was formerly the threshing floor of the farmhouse, converted in the 1970s into an impressively large and bright space. The original roof trusses and beams have been beautifully preserved and remain fully visible, creating a sense of grandeur. The large sliding doors at the rear immediately draw the eye thanks to the phenomenal views over the garden and the natural landscape beyond. High windows in the side wall ensure excellent natural light throughout the day. A large wood-burning stove stands prominently in the space, ready for many cozy moments. This room offers various possibilities for creating different seating areas or even realizing a spacious open-plan kitchen and living arrangement.
The upper floor is currently used as attic space and is accessed via a steep staircase. Here one finds the central heating system, a sink, and ample storage space. This generous upper level offers excellent potential for creating one or more additional bedrooms. If the floor were to be extended further into the main living area section, significantly more living space could be created. A viewing is truly the only way to properly experience the scale and potential of this space.
Behind the property stands a large wooden shed providing sufficient space for storage, garden tools, and hobbies.
The location is exceptionally positioned: very central yet in the middle of the Green Heart of the Netherlands. Amsterdam center is only about 10 minutes away by car, Utrecht approximately 35 minutes, and the charming village of Abcoude with its train station, restaurants, shops, and schools for both primary and secondary education is within cycling distance, about 10 minutes by bike. The idyllic river the Gein flows right past the door, running from Abcoude toward the Gaasperplas. This is coming home to complete peace and quiet after a busy workday.
The area along the Gein features many old peat meadow farmhouses with a rich appearance. From the 17th and 18th centuries, wealthy Amsterdam families built their country retreats here. The area between Driemond and Abcoude therefore has a unique character: both agricultural and estate-like simultaneously.
The thatched roof has recently been renewed, which is a significant advantage as reed roofing requires regular maintenance and can be costly. The property has energy label C, indicating that good insulation measures are already in place, including roof insulation, partial double glazing, wall insulation, and floor insulation. The central heating system is a Remeha Calenta gas-fired combination boiler.
Access to the property is via the road Het Gein, driving through the front house property via a right of way. There is space on the side of the farmhouse for parking multiple vehicles, and with a different garden layout, additional parking options on the property could be created.
The garden is truly an oasis of peace and greenery. Mature trees, established planting, and a natural design give the whole a charming appearance. Thanks to the many doors to the outside, indoor and outdoor living flow seamlessly together. Here one can endlessly enjoy the sun, the setting evening light over the meadows, and the peace of country life.
The property is being offered at an asking price of 1,249,000 euros (costs for the buyer), which translates to approximately 5,338 euros per square meter of living space. The property consists of two cadastral parcels: ABCOUDE H 239 (1,150 square meters) and ABCOUDE H 427 (366 square meters), both in full ownership. Transfer is in consultation.
Features
Bathroom
Shower
The listing explicitly states that the bathroom is equipped with a shower.
Bathtub
The listing explicitly mentions a 'ligbad' (bathtub) in the bathroom.
Ensuite Bathroom
The ground floor bedroom is described as being directly behind the bathroom with its own private access to the space.
Guest Toilet
The features list specifically notes '1 apart toilet' (1 separate toilet) accessible from the hall.
Bidet
A bidet is not mentioned and is highly uncommon in Dutch residential properties of this type and era.
Double Shower
The listing refers to 'een douche' (a shower) in the singular, indicating there is no double shower setup.
Shared Shower
This is a single-family home; the term 'shared shower' typically applies to multi-tenant or student housing, which this is not.
Shared Toilet
This is a single-family home with dedicated facilities, so there is no 'shared' toilet in the communal housing sense.
His And Hers Sinks
The listing explicitly mentions 'dubbele wastafels' (double sinks) in the bathroom.
Building General
Corner Property
Exterior
Balcony
No mention of a balcony in the description or features list.
Rear Garden
Large garden with grass, old fruit trees, and free view over meadows is described.
Front Garden
Garden is described as surrounding the property.
Side Garden
Garden is around the house and includes side access.
Rooftop Terrace
No mention of a rooftop terrace in the description.
Veranda
No veranda is mentioned in the description.
Guest House
No separate guest house is mentioned; there is only a large wooden shed.
Waterfront
The Gein river flows in front of the house, mentioned multiple times in the description.
Kitchen Garden
Old fruit trees are mentioned in the garden, indicating some kitchen garden potential, but it's not a dedicated kitchen garden.
Equestrian Facilities
The listing mentions 'uw kinderen, hond, kat of zelfs paard' (your children, dog, cat or even horse) as invitation, suggesting equestrian use could be possible, but no stables are described.
Private Outdoor Pool
No pool is mentioned in the description or features.
Private Outdoor Jacuzzi
No jacuzzi is mentioned in the description or features.
Private Tennis Court
No tennis court is mentioned in the description or features.
Remarkable Mountain View
This is the Dutch lowlands; no mountains exist in this area or view.
Remarkable City View
The property is near Amsterdam but no city views are mentioned; the focus is on nature views.
Remarkable Garden View
The description emphasizes the fantastic view over the meadows, the garden with old trees, and the natural surroundings.
Remarkable Sea View
The property is inland in the Groene Hart area; no sea views exist.
Remarkable Harbour View
No harbor is mentioned or visible from this rural location.
Remarkable Landmark View
No specific landmarks are mentioned in the description.
Interior Comfort
Central Heating
The listing explicitly mentions a Remeha Calenta CV-ketel (central heating boiler).
Fireplace
The listing mentions a large wood stove (houtkachel) in the living room.
Walk In Closet
No walk-in closet is mentioned in the room descriptions.
Skylight
No skylights are mentioned; the roof is thatched and windows are described in the side wall and as a sliding door.
Exposed Beams
The listing explicitly states that the original trusses and beams (spanten en balken) are beautifully preserved and fully visible.
Bay Window
No bay window is mentioned in the architectural description.
Private Indoor Pool
There is no mention of an indoor pool.
Private Indoor Sauna
There is no mention of an indoor sauna.
Ornamental Plasterwork
The property is a rustic converted barn space; ornamental plasterwork is not mentioned and would not fit the described style.
Interior Style
Scandinavian
The property is a traditional thatched-roof farmhouse with rural characteristics, completely distinct from Scandinavian minimalist design.
Modern
The listing explicitly states the house needs to be modernized and features a simple kitchen, indicating it is not modern.
Industrial
While it has exposed beams, it is a converted agricultural barn from the 1920s, lacking the raw, unfinished urban elements typical of industrial style.
Mediterranean
The architecture is a Dutch thatched-roof farm house, bearing no resemblance to Mediterranean styles.
Classic
The property is a classic Dutch 'woonboerderij' with original details, a thatched roof, and traditional layout.
Exterior Style
Traditional Historic
This is an authentic thatched farmhouse from circa 1920, part of an old transverse farmhouse from the 17th-18th century area, with original beams and details preserved.
Early 20th Century
Built circa 1920, representing early 20th century Dutch rural architecture.
Post War Functional
The building was built in 1920, well before WWII, and is a traditional farmhouse, not a post-war functional building.
Modernist
The building is a traditional historic farmhouse; modernist style is not applicable.
Newly Build
The building is from circa 1920, making it over 100 years old. It is not newly built.
Kitchen
Kitchen Island
No mention of a kitchen island; the kitchen is described as simply executed.
Pantry
No pantry is mentioned in the listing description or layout.
Induction Stove
No specific cooking method is mentioned; the property is described as needing modernization.
Build In Coffee Maker
No built-in coffee maker is mentioned and the kitchen is described as simple.
Boiling Water Tap
No boiling water tap such as Quooker is mentioned in the listing.
Downdraft Extractor
No downdraft extractor is mentioned in the kitchen description.
Shared Kitchen
This is a single-family detached farmhouse, not a shared living arrangement.
Design Kitchen
The kitchen is explicitly described as 'eenvoudig uitgevoerd' (simply executed) and the property needs modernization.
New Kitchen
The kitchen is described as simply executed and the listing emphasizes the need for modernization and renovation.
Parking & Storage
Parking
The listing states there is space for parking multiple cars on the side of the farmhouse on the property's own terrain.
Storage Room
The listing mentions 'volop bergruimte' on the upper floor and 20 m² of external storage space.
Garage
There is no mention of a garage in the description or the property features.
Automatic Garage Door
There is no garage present on the property.
Double Garage
There is no garage present on the property.
Attic
The listing mentions a 'zolderruimte' (attic space) reached via a steektrap, currently used for storage but with potential for bedrooms.
Cellar
There is no mention of a cellar or basement in the description.
Covered Parking
Parking is described as being on the side of the property, with no mention of a carport or covered parking area.
Underground Parking
It is a historic detached farmhouse with no underground parking.
Ev Charging
There is no mention of EV charging facilities or stations on the property.
Shed
The listing explicitly mentions a 'grote houten schuur' (large wooden shed) at the back of the plot.
Parkspot Rent Price Month
The property includes its own parking, making a separate rented parking spot inapplicable.
Parkspot Sale Price
The property includes its own parking, making a separate parking spot for sale inapplicable.
Rules
Owners Association
Property is described as 2-onder-1-kapwoning (semi-detached) but no VvE (owners association) is mentioned. The property was split from a farm in the 1960s but operates as a separate entity with full ownership. Rural farm properties typically do not have VvE.
Leasehold
The listing clearly states 'Volle eigendom' (full ownership/freehold) for both kadastral parcels (ABCOUDE H 239 and ABCOUDE H 427). This confirms it is not leasehold (erfpacht).
Other Rules
The listing mentions a 'recht van overpad' (right of way) for accessing the property from the main road via the front house. No other specific rules or restrictions are mentioned.
Safety & Accessibility
Elevator
This is a 1920 converted farmhouse with a steep staircase (steektrap) to the upper floor. No elevator is mentioned or expected in this type of rural residential property.
Intercom
No intercom system is mentioned. This is a semi-detached farmhouse, not an apartment building where intercoms are typically found.
Security Cameras
No security cameras are mentioned anywhere in the listing. This is a peaceful rural property with no indication of surveillance systems.
Private Entrance
The property (88B) is the rear part of a split farmhouse with its own entrance via a central hall on the side. Listed as 2-onder-1-kapwoning (semi-detached) indicating separate access.
Automatic Gate
No automatic gate is mentioned. Parking is described on the side of the farmhouse with no mention of any gate system.
Video Door Phone
No video door phone system is mentioned in the listing.
Wheelchair Accessible
The listing tags it as 'toegankelijk voor ouderen' (accessible for elderly) and there is a ground floor bedroom and bathroom. However, there is a steep staircase (steektrap) to the upper floor, it's a 1920 building likely with thresholds, and the bathroom has a bathtub rather than roll-in shower. Not truly wheelchair accessible.
Utilities & Technical
Washing Machine
The listing mentions connections for a washing machine are present in the hall, but does not state that the machine itself is included in the sale.
Washing Machine Connections
The text explicitly states: 'Tevens zijn in de hal de aansluitingen voor de wasmachine en droger aanwezig.'
Laundry Room
The washing machine and dryer connections are located in the central hall, not in a dedicated laundry room.
Dryer
The listing mentions connections for a dryer are present in the hall, but does not state that the dryer itself is included in the sale.
Smart Home
The property is described as an old farmhouse from 1920 that needs modernization, with no mention of any smart home features or systems.
Ventilation System
The features section explicitly lists 'Natuurlijke ventilatie' (natural ventilation) and does not mention a mechanical ventilation system.
Energy Efficiency
Solar Panels
The listing does not mention any solar panels, PV system, or solar energy installation. The energy label C and the recently installed gas combi boiler (Remeha Calenta 2026) strongly suggest no solar panels are present.
Double Glazing
The listing explicitly states 'gedeeltelijk dubbel glas' under the isolation section, indicating that partially double glazing is present. However, it is not fully double glazed.
Triple Glazing
There is no mention of triple glazing anywhere in the listing. Given the age of the property (circa 1920) and the fact that even the double glazing is only partial, triple glazing is very unlikely to be present.
Wall Insulation
The listing explicitly lists 'muurisolatie' (wall insulation) as one of the isolation features under the energy section.
Floor Insulation
The listing explicitly lists 'vloerisolatie' (floor insulation) as one of the isolation features under the energy section. Confidence is slightly lower as the quality and completeness are not detailed.
Roof Insulation
The listing explicitly lists 'dakisolatie' (roof insulation) as one of the isolation features. Additionally, the thatched roof (rietgedekt) was recently renewed, further supporting that roof insulation is in place.
Heat Pump
The listing clearly states the heating is provided by a 'Remeha Calenta (gas gestookt combiketel uit 2026)', which is a gas-fired combi boiler. There is no mention of a heat pump installation.
Home Battery
No mention of any home battery, energy storage system, or electric buffer vessel appears in the listing. Modern battery installations are typically highlighted in property listings, especially those marketed as having renovation potential.
Other Energy Efficiency Measures
Beyond insulation, the listing highlights a recently renewed thatched roof (rietgedekt) on a traditional farmhouse, which has inherently good insulating properties. The property is marketed as having renovation potential, suggesting further improvements (like triple glazing or heat pump) could be made by future owners. The energy label C is noted as already existing, which is relatively good for a 1920 building.
Location
History
No history available for this listing.