A modern apartment in De Vijfheerenlanden
This apartment on Geuzenpad 16 sits in the De Vijfheerenlanden neighbourhood of Vianen, a quiet residential area within the municipality of Vijfheerenlanden. Built in 2018, the home is part of a modern gallery flat and is offered for €365,000. That asking price is in line with the market, according to the neighbourhood average. It is also the cheapest of the five homes currently for sale in this neighbourhood, and it sits below the average asking price of €375,000. For context, the apartments in Vijfheerenlanden are part of a local market where most homes carry an A energy label.
The home itself
The apartment is on the second floor and has three rooms, including two bedrooms and one bathroom, spread over a single floor. The living area is listed as 79 m² by the agent, while the BAG registration records 77 m². The home is fully insulated and heated by a combination of a central heating boiler and a heat recovery system. There is a balcony, and the property is in full ownership. A monthly homeowners' association fee of €143 applies.
The De Vijfheerenlanden neighbourhood
Residents across 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 little to do for adults and children, but notes it is clean and has many primary schools. Another says it is a cosy village where everyone knows each other, with the football club and church providing interaction and connections. Some residents mention the lack of a local supermarket, but appreciate the market and the cosy city centre. The neighbourhood itself has around 1,390 inhabitants, with a relatively high share of one-person households. For more on the De Vijfheerenlanden neighbourhood itself, the local housing market shows that most homes here were built after 2010.
Amenities and transport
Daily errands are well covered. The Albert Heijn and Jumbo are both just around the corner, and the pharmacy is a couple of streets away. The nearest GP practice, Huisartsenpraktijk Hoef en Haag, is a ten-minute walk. For children, primary school Het Avontuur is a ten-minute walk. Public transport is close by: the bus stop at Van Duvenvoordestraat is on your doorstep, with lines 74, 84 and N5. The nearest train station, Houten Castellum, is about 5.8 km away. The municipality of Vijfheerenlanden offers a mix of villages and green surroundings, as described by the municipality of Vijfheerenlanden page.
WOZ and address data
The WOZ value for this home was set at €377,000 on 1 January 2025. The asking price of €365,000 is 3% below that WOZ value. Between 2020 and 2025, the WOZ value rose by 67%, from €226,000 to €377,000. As for address-level risks, the noise from road traffic is measured at 55 dB Lden, which is above the standard. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. Pluvial flooding at heavy rain is indicated as medium, and the current flood risk is elevated, though by 2050 that risk is expected to be low. Heat stress is currently low, but is expected to become medium by 2050. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including Van der Werf Makelaars and their listing 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 Geuzenpad 16, Vianen (Ut)
How does the asking price compare to the WOZ value?
The asking price of €365,000 is 3% below the WOZ value of €377,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price is also in line with the neighbourhood average asking price of €375,000, according to the precomputed comparison.
What is the layout of this apartment?
The apartment has three rooms in total, including two bedrooms and one bathroom, all on a single floor. The agent lists the living area as 79 m², while the BAG registration records 77 m². There is a balcony, and the home is on the second floor of a gallery flat.
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 is also described as fully insulated, with a central heating boiler and heat recovery system, which supports energy efficiency.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to area-level data. The soil type is clay, which is noted as sensitive to settling. This is an area-level indication, not an inspection of this specific home, so it should be considered as general information rather than a definitive assessment.
What are the nearby amenities?
The Albert Heijn and Jumbo supermarkets are both within a few hundred metres, and the pharmacy is close by. The nearest GP practice is Huisartsenpraktijk Hoef en Haag, about a kilometre away. Primary school Het Avontuur is also within walking distance. For public transport, the bus stop at Van Duvenvoordestraat is on your doorstep, with lines 74, 84 and N5.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value increased by 67%, from €226,000 to €377,000. This is a significant rise over the period. The WOZ value is determined by the municipality and is used for tax purposes, not as a direct reflection of the current market value.
What is the neighbourhood like according to residents?
Residents across the municipality of Vijfheerenlanden give an average score of 8.41, based on eight reviews. One resident describes it as a quiet area with little to do, but clean and with many primary schools. Another mentions it as a cosy village where everyone knows each other, with the football club and church providing interaction. Some note the lack of a local supermarket, but appreciate the market and the cosy city centre.
Is there a homeowners' association fee?
Yes, there is a monthly homeowners' association fee of €143. This fee typically covers shared costs for the building, such as maintenance of common areas.
