De Heugden 319
Eikenderveld, Heerlen
AreaA calm start in Eikenderveld
This apartment on De Heugden 319 sits in Eikenderveld, a neighbourhood in Heerlen where life moves at a relaxed pace. With 2,530 residents and a mix of ages, the area feels lived-in and sociable. The asking price of €205,000 is on the high side compared with the average of €195,938 for homes currently for sale in the neighbourhood, and it also sits above the median of €198,000. For context, apartments in Heerlen typically sell at an average of €2,640 per square metre, while this home comes in at €2,770 per square metre based on the BAG registration.
The home itself
The apartment was built in 1992 and carries an energy label A, which is an efficient label. According to the BAG registration, the living area is 74 square metres. The listing does not provide further details on the layout, outdoor space, or installations, so those aspects are not stated.
Eikenderveld, a neighbourhood with character
Residents across the municipality of Heerlen give their living environment an average score of 6.82, based on 36 reviews. One resident describes the area as a "fijne buurt" with a close community and a quiet atmosphere. Another resident mentions the mix of people, the close-knit feel during celebrations, and ongoing efforts to renovate and green the area, though they also note some antisocial behaviour and limited parking. The neighbourhood itself has 1,470 homes, of which 61% are single-family houses and 34% are owner-occupied. The urbanity level is 2, meaning a strongly urban environment with an address density of 2,116 per square kilometre. For more on the area, see the municipality of Heerlen.
Daily life and getting around
Groceries are easy: Jumbo is just around the corner, Albert Heijn and Aldi are a five-minute walk away, and Jan Linders is a ten-minute walk. For school, Basisschool Eikenderveld is a couple of streets away, and there are several secondary schools within a short walk. The GP practice Huisartspraktijk Willemstraat is a five-minute walk, and the BENU Apotheek Bongerd is just beyond that. Public transport is well served: the bus stop Heerlen, Station Heerlen is a five-minute walk with many lines, and Heerlen train station is just 155 metres away, so you can be on a train in no time.
WOZ value and address data
The WOZ value for this home is €193,000, as determined by the municipality on 1 January 2025. The asking price is 6% above this value. Over the past five years, the WOZ value has developed in line with the local market, though the exact figures are not stated here. As for the address, the noise level from road traffic is 57 dB Lden, which is above the norm, while other noise sources (rail, air, industry) remain below their norms. The foundation risk indication is low, with sandy soil. For climate, the pluvial flooding risk is medium, the current flood risk is low, and heat stress is currently medium but could become elevated by 2050. These are area-level indications from public data, not an inspection of this specific home.
Source
At the time of writing, the home is offered only via Ovida makelaars.
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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 De Heugden 319, Heerlen
How does the asking price compare to the WOZ value?
The asking price of €205,000 is 6% above the WOZ value of €193,000, which was set by the municipality on 1 January 2025. This means the asking price is higher than the official valuation, but the WOZ value is not the same as the market value. The difference is a factual comparison, and whether it is justified depends on the condition and features of the home, which are not detailed in the listing.
What is the energy label and what does it mean for costs?
The energy label is A, which is an efficient label. This means the home is likely to have relatively low energy costs compared to less efficient labels. The home was built in 1992, so it is from a period when building standards were already quite modern.
What is the living area of this apartment?
According to the BAG registration, the living area is 74 square metres. This is the official figure used for the price per square metre calculation, which comes to €2,770. The listing does not provide an alternative floor area, so this is the only figure available.
What is the noise situation around De Heugden 319?
The address-level data shows that road traffic noise is 57 dB Lden, which is above the Dutch noise norm. Other noise sources, such as rail, air, and industry, are all below their respective norms. This is an area-level indication based on public data, not a measurement at the property itself. If noise is a concern, you may want to consider this information alongside the actual experience of visiting the area.
What are the flood and climate risks for this address?
The climate risk data indicates that pluvial flooding (from heavy rain) is medium, while the current flood risk from rivers or the sea is low, and it is expected to remain low by 2050. Heat stress is currently medium, but could become elevated by 2050. These are area-level indications from the Klimaateffectatlas, not an assessment of this specific home. The foundation risk is low, with sandy soil.
Which supermarkets are nearby?
The nearest supermarket is Jumbo, just 229 metres away, which is a couple of streets from the home. Albert Heijn and Aldi are both about 524 metres away, a five-minute walk. Jan Linders is 860 metres away, a ten-minute walk. With 32 supermarkets within 5 kilometres, you have plenty of choice for daily groceries.
How close is the nearest school?
Basisschool Eikenderveld is the nearest primary school, at 342 metres, which is a couple of streets away. There are also several secondary schools nearby, including Katholieke School voor Pro at 414 metres and Scholen voor Praktijkonderwijs Parkstad Limburg at 429 metres. The nearest childcare centre is 600 metres away, and the nearest secondary school overall is 1.8 kilometres from the home.
What public transport options are available?
The nearest bus stop is Heerlen, Station Heerlen, just 337 metres away, with many bus lines including 1, 2, 3, 4, 5, 6, 7, 8, 10, 40, 43, 44, 52, 55, 321, 322, and more. The Heerlen train station is only 155 metres away, so you can easily catch a train. There are also other bus stops nearby, such as Heerlen, CBS and Heerlen, Theater, all within a five-minute walk.
What is the neighbourhood like in terms of safety?
In the past year, there were 150 reported crimes in the neighbourhood, according to CBS data. This figure covers all types of crime, and it is up to you to interpret what it means for your sense of safety. Resident reviews from across the municipality mention a mix of positive and negative experiences, with some noting antisocial behaviour but also a close-knit community.
Are there any details missing from the listing?
The listing does not provide information about the number of rooms, bedrooms, bathrooms, or any outdoor space such as a garden or balcony. It also does not mention insulation, heating systems, or whether there is a garage. The only property details given are the year of construction (1992), the energy label (A), and the living area (74 m² according to the BAG registration).
