A pre-war apartment with a modern heart
This apartment on Heugemerstraat 112A sits in Heugem, a neighbourhood on the south-eastern edge of Maastricht. Built in 1932, it has been brought up to date with an A+ energy label, which is an efficient label. The asking price of €495,000 is on the high side compared with the average for apartments in Maastricht, and it sits 20% above the average asking price in the neighbourhood.
Inside the home
According to the agent, the home spans two floors and includes three rooms, two bedrooms and one bathroom. The living area is listed as 110 m² by the agent, while the BAG registration records 101 m². The agent describes the property as fully insulated, with air conditioning and underfloor heating. It is offered for sale via Pooters Makelaardij.
Heugem: a mixed picture
Heugem is home to around 4,350 people, and residents give the neighbourhood an average score of 6.34 out of 10, based on three reviews. One resident says: "Would have preferred to go back to the west side. Too far from the city and from acquaintances." Another comments: "Our neighbourhood used to be nice and quiet but not anymore, Heugem has really gone downhill." A third adds: "What I think is our neighbourhood has really deteriorated, crime, annoying loitering youth, feeling unsafe on the street." The reviews paint a picture of a place that has changed, with some residents feeling less at ease than before. For a fuller picture of the Heugem neighbourhood, the data shows a mix of housing types and a population spread across age groups.
Daily life and getting around
For groceries, the PLUS supermarket is just around the corner, with Jumbo, Albert Heijn and Lidl a bit further out. Basisschool Anne Frank is a couple of streets away, and Openbare Basisschool De Spiegel is a ten-minute walk. The BENU Apotheek Heugem is nearby, and the nearest GP is Medisch Centrum Sint Pieter, Huisartsenpraktijk Buysrogge. Bus line 5 stops at Maastricht, Oude Maasstraat, just around the corner, and Maastricht Randwyck train station is a ten-minute walk. The wider area falls under the municipality of Maastricht.
WOZ value and address data
The WOZ value is €431,000, with a reference date of 1 January 2025. The asking price is 15% above the WOZ value. Over the past five years, the WOZ value has risen from €228,000 in 2022 to €431,000 in 2025. As for address-level risks, the noise from road traffic is 48 dB Lden, which is not above the noise standard, and rail and air traffic are also below their standards. The foundation risk indication is medium, based on the home being built in 1932 on clay soil, which may mean wooden piles or a shallow foundation. Pluvial flooding at heavy rain is elevated, as is the current flood risk and the flood risk for 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 via two channels, both through Pooters Makelaardij.
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Features
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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 Heugemerstraat 112A, Maastricht
How does the asking price compare with the WOZ value?
The asking price of €495,000 is 15% above the WOZ value of €431,000, which was set with a reference date of 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price also sits 20% above the average asking price in the neighbourhood, which is €412,538.
What is the layout of this apartment?
According to the agent, the apartment spans two floors and includes three rooms, two bedrooms and one bathroom. The living area is listed as 110 m² by the agent, while the BAG registration records 101 m². The property is described as fully insulated, with air conditioning and underfloor heating.
What is the energy label and what does it mean?
The home has an energy label A+, which is an efficient label. Only 8% of the homes currently for sale in the neighbourhood have an A+ label, so this one stands out on that front. The agent also describes the property as fully insulated, with air conditioning and underfloor heating.
What is the foundation risk for this address?
The foundation risk indication for this address is medium. This is based on the home being built in 1932 on clay soil, which may mean wooden piles or a shallow foundation. It is an area-level indication from public data, not an inspection of this specific home.
What are the flood risks for this address?
The pluvial flooding risk at heavy rain is elevated, and the current flood risk is also elevated, as is the flood risk for 2050. Heat stress is currently low but is expected to become medium by 2050. These are area-level indications from public data, not an inspection of this specific home.
What amenities are nearby?
The PLUS supermarket is just around the corner, and Basisschool Anne Frank is a couple of streets away. The BENU Apotheek Heugem is nearby, and the nearest GP is Medisch Centrum Sint Pieter, Huisartsenpraktijk Buysrogge. Bus line 5 stops nearby, and Maastricht Randwyck train station is about 1.4 km away.
What do residents say about Heugem?
Residents give Heugem an average score of 6.34 out of 10, based on three reviews. One resident says the neighbourhood has gone downhill, while another mentions feeling unsafe on the street. A third resident says it is too far from the city and from acquaintances. The reviews reflect a mixed picture.
How has the WOZ value developed over time?
The WOZ value has risen from €228,000 in 2022 to €218,000 in 2023, then to €393,000 in 2024 and €431,000 in 2025. The reference date for the current value is 1 January 2025. The asking price is 15% above this WOZ value.
What is the noise situation at this address?
The noise from road traffic is 48 dB Lden, which is not above the noise standard. Rail traffic noise is 19 dB Lden and air traffic noise is 32 dB Lden, both also below their standards. These figures come from public data for the address.
