A home with room to grow
This spacious apartment on Het Spaarne sits in Molenvliet-Oost, a green and friendly corner of Woerden. With six rooms spread over four floors, there is plenty of space for a household that likes to spread out. The asking price is €479,000. For context, the average asking price for apartments in Woerden sits at €443,429, while the median here is €479,000.
Inside the home
The agent describes this as a beneden + bovenwoning, a combination of ground-floor and upper-floor living. It has four bedrooms, one bathroom, and a living area of 117 m² according to the agent, while the BAG registration lists 119 m². The home is fully insulated and heated by a central heating boiler plus a wood stove. There is a sunny terrace of 15 m² facing southwest, and a roof terrace is also present. The property is located on the first living floor, on a quiet road in a residential area.
Life in Molenvliet-Oost
Residents give this neighbourhood an average score of 8.08, based on three reviews. One resident describes it as "a typically cosy green neighbourhood" where "everyone smiles at each other," though they note that many small children are starting to arrive who make a racket. Another speaks of "old-fashioned peace and quiet," praising the friendly neighbours, the nearby shops, and the large park for walking or exercising. The same resident mentions that through traffic goes far around the neighbourhood, and that sports fields are within walking distance. The neighbourhood is home to about 3,620 people, and most homes here were built between 1970 and 1990. For more on what it is like to live here, see the Molenvliet-Oost neighbourhood.
Daily life and getting around
Daily errands are easy from this address. The Jumbo supermarket is just around the corner, and the Lidl is a ten-minute walk away. The Johan Frisoschool is on your doorstep, and KBs De Molenwiek is just around the corner. The nearest GP is Huisartsenpraktijk Iepenhof, a couple of streets away, with Apotheek Iepenhof right next to it. For public transport, the bus stop Woerden, Polderbaan is just around the corner, served by lines 3, A, 505, and N26. Woerden train station is a ten-minute walk away. The wider area, the municipality of Woerden, offers further amenities within easy reach.
WOZ value and address data
The WOZ value for this home is €442,000, based on the reference date of 1 January 2025. The asking price is 8% above this value. Between 2020 and 2025, the WOZ value rose by 67%, from €264,000 to €442,000. As for the area, the road traffic noise level is 52 dB Lden, which is above the noise standard, while railway noise is 39 dB Lden, below the standard. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. These are area-level indications, not an inspection of this specific home. The pluvial flooding risk at heavy rain is medium, and the current flood risk is elevated, dropping to medium by 2050. Heat stress is currently low, rising to medium by 2050.
Source and agent
At the time of writing, this home is offered via multiple channels, including Femme Makelaars, Vastgoed Nederland, Funda, Huispedia, and Pararius.
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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 Het Spaarne 32, Woerden
How does the asking price compare to the WOZ value?
The asking price of €479,000 is 8% above the WOZ value of €442,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price per square metre, based on the agent's listed living area of 117 m², comes to €4,094. The average asking price per square metre in the neighbourhood is €4,677.
What is the layout of this apartment?
According to the agent, this is a beneden + bovenwoning with six rooms, including four bedrooms and one bathroom, spread over four floors. The living area is listed as 117 m² by the agent, while the BAG registration gives 119 m². There is a sunny terrace of 15 m² facing southwest, and a roof terrace is also present. The home is fully insulated and heated by a central heating boiler and a wood stove.
What is the energy label and what does it mean for costs?
The energy label is B. This is an efficient label, so you can expect relatively moderate energy costs compared to less efficient labels. The agent states that the home is fully insulated, which supports the label. However, the label itself does not guarantee specific monthly costs, as these depend on usage and energy prices.
What are the noise levels around this address?
According to public risk data, the road traffic noise level at this address is 52 dB Lden, which is above the noise standard. Railway noise is 39 dB Lden, which is below the standard. These are area-level indications based on data from Atlas Leefomgeving, not measurements taken at this specific home. The noise levels reflect the general environment around the address.
What is the foundation risk for this home?
The foundation risk indication for this address is low, according to public 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 property. It means that, based on regional data, the risk of foundation issues is considered low, but it does not replace a structural survey.
What are the flood and climate risks for this area?
The pluvial flooding risk at heavy rain is medium, and the current flood risk is elevated, dropping to medium by 2050. Heat stress is currently low, rising to medium by 2050. These are area-level indications from the Klimaateffectatlas, not predictions for this specific home. They describe the general exposure of the area to climate-related risks.
Which supermarkets and schools are nearby?
The Jumbo supermarket is just around the corner at 227 metres, and the Lidl is 834 metres away, about a ten-minute walk. For schools, the Johan Frisoschool is 130 metres away, and KBs De Molenwiek is 239 metres away, both primary schools. There are also several other primary schools within a short distance, as well as a secondary school, Futura College, at 658 metres.
How is the public transport connection from this home?
The nearest bus stop is Woerden, Polderbaan, at 311 metres, served by lines 3, A, 505, and N26. Two other stops, Woerden, Waardsedijk and Woerden, Molenvlietbrink, are also within about 350 metres. Woerden train station is 2,085 metres away, roughly a 25-minute walk or a short bike ride. The bus lines serve local and regional destinations.
What do residents say about living in Molenvliet-Oost?
Residents give the neighbourhood an average score of 8.08, based on three reviews. One resident calls it "a typically cosy green neighbourhood" where people smile at each other, though small children can be noisy. Another describes "old-fashioned peace and quiet," with friendly neighbours, shops for daily necessities around the corner, and a large park nearby. The neighbourhood is well maintained, according to this resident.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value of this home rose by 67%, from €264,000 to €442,000. The value increased each year, with a slight dip in 2023 when it went from €359,000 to €330,000, before rising again to €394,000 in 2024 and €442,000 in 2025. This development reflects the general trend in the area, not a prediction for the future.
