A maisonnette by the water in Horstenbuurt-Zuid
This maisonnette on Nettelhorst 34 sits in Horstenbuurt-Zuid, a quiet residential pocket of Alphen aan den Rijn where the homes date from the 1970s and 1980s. The setting is right on the water, which gives the place a calm, open feel. With an asking price of €375,000, the price is keen compared with the neighbourhood average asking price of €392,800. For more context, you can compare it with other apartments in Alphen aan den Rijn.
Inside the home
Built in 1982, this maisonnette spans three floors and offers five rooms, including four bedrooms and one bathroom. The living area is 101 m² according to both the BAG registration and the agent's listing, with a total volume of 336 m³. The home has a sun terrace of 16 m² facing southwest, plus a roof terrace. It is largely double glazed and heated by a central heating boiler. The property is freehold, with an HOA fee of €13,000 per year.
Life in Horstenbuurt-Zuid
Horstenbuurt-Zuid is a small neighbourhood with around 1,650 residents, and it feels like a friendly, green corner of Alphen aan den Rijn. Residents across the municipality give their living environment an average score of 7.66, based on fifteen reviews. One resident describes the wider area as "green and cosy", mentioning the nearby Bos Park with tennis courts and a petting zoo, and notes that "everything is quite close or within 10 minutes by bike". Another says, "I grew up there and have always been satisfied". A third resident calls it "a cosy backwater", with friendly people and plenty of supermarkets, though they note that for nightlife you would head to Alphen or bigger cities. For a closer look at the area, see the Horstenbuurt-Zuid neighbourhood.
Amenities and getting around
The daily essentials are close by. Albert Heijn, Jumbo and Lidl are all just around the corner, and the nearest primary school, Protestants Christelijke Basisschool De Mare, is on your doorstep. The GP practice Huisartsenpraktijk Prelude is a ten-minute walk, and Apotheek de Herenhof is a couple of streets away. Bus stops at Aalhorst, Loenhorst and Rijsenburg are all within a couple of minutes' walk, served by lines 1, 2 and 183. The train station Alphen a/d Rijn is about 3 km away. For more on the wider area, see the municipality of Alphen aan den Rijn.
WOZ value and address data
The WOZ value for 2025 is €391,000, based on the reference date 1 January 2025. The asking price is 4% below this WOZ value. Between 2020 and 2025, the WOZ value rose by 79%, from €219,000 to €391,000. As for the address itself, the noise level from road traffic is 50 dB Lden, which is above the noise standard, while aircraft noise is 42 dB Lden, below the standard. The foundation risk indication is low, though the soil is peat, which is sensitive to settling. The pluvial flooding risk at heavy rain is medium, and the flood risk is low both now and in 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 multiple channels, including Mooij Huis Makelaardij B.V. and their listings on Vastgoed Nederland and 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 Nettelhorst 34, Alphen Aan Den Rijn
How does the asking price compare with the WOZ value?
The asking price of €375,000 is 4% below the WOZ value of €391,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price is also keen compared with the average asking price in the neighbourhood, which is €392,800.
What is the layout of this maisonnette?
This maisonnette from 1982 spans three floors and has five rooms in total, including four bedrooms and one bathroom. The living area is 101 m², and the volume is 336 m³. There is a sun terrace of 16 m² facing southwest, plus a roof terrace. The home is largely double glazed and has a central heating boiler.
What is the WOZ value and how has it developed?
The WOZ value for 2025 is €391,000, based on the reference date 1 January 2025. Over the past five years, the WOZ value has risen by 79%, from €219,000 in 2020 to €391,000 in 2025. This development is based on municipal data and does not necessarily reflect the current market value.
What are the noise levels around this address?
According to public data, the noise level from road traffic at this address is 50 dB Lden, which is above the Dutch noise standard. Aircraft noise is 42 dB Lden, which is below the standard. These figures are area-level indications from 2022 and do not represent a measurement inside the home.
What supermarkets and schools are nearby?
Albert Heijn, Jumbo and Lidl are all within about 700 metres, so groceries are a short walk away. The nearest primary school, Protestants Christelijke Basisschool De Mare, is about 185 metres from the home. There are also several other primary schools within a few hundred metres, including RK basisschool Het Spectrum and Vrije School Ridderspoor.
How is the neighbourhood Horstenbuurt-Zuid?
Horstenbuurt-Zuid is a small neighbourhood with about 1,650 residents. Residents across the municipality of Alphen aan den Rijn give their living environment an average score of 7.66 out of 10, based on fifteen reviews. One resident describes the area as "green and cosy", with the Bos Park nearby and many amenities within a 10-minute bike ride.
What public transport options are available?
The nearest bus stops are Aalhorst, Loenhorst and Rijsenburg, all within about 170 metres, served by bus lines 1, 2 and 183. The nearest train station is Alphen a/d Rijn, about 3 km away. This gives you bus connections close by and a train station a short distance from the home.
What is the energy label of this home?
The energy label is B. This label indicates the home's energy performance, but it does not say anything about the condition of the building. The agent also states that the home is largely double glazed, which is a separate fact from the label.
