Bakkerstraat 3A
Vianen binnenstad, Vijfheerenlanden
AreaA first home in the heart of Vianen
This apartment sits in the middle of Vianen's old centre, where the streets are lined with historic buildings and the market square is a short stroll away. It is a compact first floor flat in a 1920s portiek building, with a balcony and a parking spot. At €339,000, the asking price is on the high side compared with the average for apartments in Vijfheerenlanden, which sits at €836,727 for all property types in the neighbourhood.
Inside the apartment
The flat has two rooms in total: one bedroom and one bathroom, spread over a single floor. The living area is 48 m² according to the agent, while the BAG registration records 49 m². The home has double glazing and is fully insulated, and it is heated by a central heating boiler. It is a full ownership property, with an HOA fee of €123 per month. The agent describes the setting as in the centre.
Living in Vianen binnenstad
The neighbourhood is compact and historic, with a mix of old and newer homes. Of the 711 homes here, 72% are single-family houses and 68% are owner-occupied. Residents of the municipality of Vijfheerenlanden give their living environment an average score of 8.41, based on eight reviews. One resident says: "Quiet area, little to do for adults and children. Clean neighbourhood. Many primary schools for the little ones." Another notes: "It is a quiet neighbourhood. But there is also plenty of cosiness and often things to do." The reviews describe the wider municipality, not this specific neighbourhood. The Vianen binnenstad neighbourhood itself has 1,435 inhabitants.
Amenities and getting around
For daily groceries, Jumbo and Albert Heijn are both just around the corner, within a couple of streets away. The nearest primary school, Vreeswijk, is a ten-minute walk, and there are several others within a short distance. The GP practice Huisartsen Zorgplein Zuid is a ten-minute walk, and the pharmacy Service Apotheek Vianen is just around the corner. Bus stops at Vianen Centrum are a couple of streets away, served by lines 74, 84, N5, Flex and 46. The nearest train station, Houten Castellum, is 6.5 km away. The municipality of Vijfheerenlanden covers the surrounding area.
WOZ value and address data
The WOZ value of the home is €275,000, with a reference date of 1 January 2025. The asking price is 23% above this WOZ value. Over the past five years, the WOZ value has developed in line with the local market. According to public address-level data, the noise load from road traffic is 54 dB Lden, which is above the standard. The foundation risk indication is medium, based on the 1920 construction on clay soil, and this is an area-level indication rather than an inspection of this specific home. The pluvial flooding risk at heavy rain is medium, and the current flood risk is elevated, though the flood risk for 2050 is low. Heat stress is currently low, rising to medium by 2050.
Source and agent
At the time of writing, the home is offered via two channels, including Van der Werf Makelaars and Van der Werf Makelaars on Funda.
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The WOZ value is set annually by the municipality with 1 January as its reference date, and therefore lags the market by about a year. It is an estimated market value, not a sale price.
Frequently asked questions
About Bakkerstraat 3A, Vianen (Ut)
How does the asking price compare with the WOZ value?
The asking price of €339,000 is 23% above the WOZ value of €275,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The difference between the asking price and the WOZ value is a fact, and it is up to you to interpret what it means for the market position of this home.
What is the layout of this apartment?
According to the agent, the apartment has two rooms in total: one bedroom and one bathroom, all on a single floor. The living area is 48 m² as listed by the agent, while the BAG registration records 49 m². The home also has a balcony and a parking spot. The property is a full ownership flat, with an HOA fee of €123 per month.
What is the energy label and what does it mean for costs?
The energy label is C. This is a mid-range label, so you can expect moderate energy costs compared with the most efficient homes. The agent states that the home has double glazing and is fully insulated, which may help keep heating costs down.
What is the foundation risk for this home?
The foundation risk indication for this address is medium, according to public data from KCAF. This is an area-level indication based on the fact that the home was built in 1920 on clay soil, and that 72% of properties in the postcode area were built before 1970. It is not an inspection of this specific home, so the actual condition of the foundation may differ.
What are the flood and climate risks for this address?
Public climate data indicates that the pluvial flooding risk at heavy rain is medium, and the current flood risk is elevated. However, the flood risk for 2050 is projected to be low. Heat stress is currently low, but is expected to rise to medium by 2050. These are area-level indications from the Klimaateffectatlas, not a detailed assessment of this property.
What shops and schools are nearby?
Jumbo and Albert Heijn supermarkets are both within a couple of streets away, around 290 and 297 metres respectively. The nearest primary school, Vreeswijk, is about 1.5 km away, and there are several other schools within a short distance. The pharmacy Service Apotheek Vianen is just around the corner at 465 metres, and the GP practice Huisartsen Zorgplein Zuid is about 1.4 km away.
How is the public transport connection?
The nearest bus stops are at Vianen Centrum, about 350 metres away, served by lines 74, 84, N5, Flex and 46. The nearest train station is Houten Castellum, which is 6.5 km away.
What is the neighbourhood like according to residents?
Residents of the municipality of Vijfheerenlanden give their living environment an average score of 8.41, based on eight reviews. One resident describes it as a quiet area with many primary schools, while another mentions the cosiness and the market. These reviews cover the wider municipality, not specifically the Vianen binnenstad neighbourhood, so the experience may differ here.
How does the price per m² compare with the neighbourhood average?
The asking price per m² is €7,062, based on the agent's listed living area of 48 m². The average asking price per m² in the neighbourhood is €4,549, so this apartment is priced higher per square metre. This is partly because the home is smaller than the neighbourhood average of 187 m², and the price per m² tends to be higher for smaller homes.
Is there a parking spot included?
Yes, the agent lists a parking spot as part of the property. This is a valuable feature in a city centre location, where parking can be scarce.
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