Passewaaij 8B
Kern Beneden-Leeuwen, West Maas en Waal
AreaA modern apartment in Beneden-Leeuwen
This apartment on Passewaaij 8B sits in Kern Beneden-Leeuwen, a neighbourhood within the town of Beneden-Leeuwen in the municipality of West Maas en Waal. The home was built in 2016, making it recent construction in an area where much of the housing stock is older. This listing does not state the energy label. As a result, you cannot tell from the listing how energy-efficient the home is. The asking price of €400,000 is in line with the market, based on the neighbourhood average asking price. For context, that is 35% below the neighbourhood average asking price of €617,036, and the home is one of the [apartments in West Maas en Waal].
The home itself
The apartment has a living area of 89 m² according to the BAG registration. That is 46% smaller than the neighbourhood average of 164 m². The agent has not published details about the layout, number of rooms, or any outdoor space. The year of construction is 2016, which is a fact about the building's age, not a comment on its condition. Because the listing is incomplete, there is little more to say about the interior.
Life in Kern Beneden-Leeuwen
The neighbourhood of Kern Beneden-Leeuwen is home to around 6,010 people, with a mix of households. Residents across the municipality of West Maas en Waal give their living environment an average score of 8.03, based on eight reviews. One resident describes the area as "Independent, quiet, live and let live," though the same review notes there is "a lot of chatting, blathering about nonsense." Another resident mentions that "both in Dreumel and Beneden-Leeuwen there are several shops," but points out that in Wamel the local supermarket closes early and is shut on Sundays. These reviews reflect the wider municipality rather than this specific neighbourhood. The [Kern Beneden-Leeuwen neighbourhood] has a housing stock where about 65% of homes are owner-occupied.
Amenities and transport
Daily errands are manageable from this address. The Lidl is just around the corner, with the Aldi a couple of streets away and the Jumbo about a ten-minute walk. For schools, Basisschool de Leeuwenkuil and Openbare Basisschool De Wijzer are both about 1,223 metres away, as is Pax Junior for secondary education. The nearest GP is Huisartsenpraktijk DokThuis, and Apotheek West Maas en Waal is. For public transport, bus stops at Beneden-Leeuwen, N323/Carpoolplaats and Beneden-Leeuwen, PWA Brug are both about 1,315 metres away, served by lines 42 and 165, and lines 42, 485 and 685 respectively. The nearest train station is Tiel, about 5.8 km away. This all sits within [the municipality of West Maas en Waal].
WOZ and address data
The WOZ value is not stated in this listing, so there is no municipal valuation to compare with the asking price. Regarding address-level risks, the noise from road traffic is 47 dB Lden, which is not above the noise standard, and railway noise is 19 dB Lden, also not above the standard. The foundation risk indication is low, though the soil is clay, which is sensitive to settling, and 54% of properties in this postcode area were built before 1970. These are area-level indications from public data, not an inspection of this specific home. For climate risks, pluvial flooding at heavy rain is elevated, current flood risk is elevated, and by 2050 the flood risk is medium. Heat stress is currently low but medium by 2050.
Source
At the time of writing the home is offered only via Van Erp Makelaardij B.V.
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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 Passewaaij 8B, Beneden-Leeuwen
What is the asking price for this apartment?
The asking price is €400,000. According to the precomputed comparison, this is in line with the market, sitting 35% below the neighbourhood average asking price of €617,036. The price per square metre is €4,494 based on the BAG living area of 89 m². No further price analysis is available from the listing.
What is the living area of this apartment?
The living area is 89 m² according to the BAG registration. That is 46% smaller than the neighbourhood average of 164 m². The agent has not published any additional floor area details, so there is no other figure to compare. The price per square metre is €4,494 based on this BAG area.
Why is there no energy label in this listing?
The agent has not published this field. As a result, you cannot tell from the listing how energy-efficient the home is. The year of construction is 2016, which is a fact about the building's age, but no conclusion about energy performance can be drawn from that alone.
What is the WOZ value of this home?
The municipal valuation is not available for this property, so there is no reference date or value to compare with the asking price. Without this figure, no comparison between the WOZ value and the asking price can be made.
What are the noise levels around this address?
The address-level noise data shows road traffic noise at 47 dB Lden, which is not above the noise standard, and railway noise at 19 dB Lden, also not above the standard. These are area-level indications from public data, not measurements taken at the property itself. The figures are from 2022 and 2023 respectively.
What is the foundation risk for this area?
The foundation risk indication is low. The soil is clay, which is sensitive to settling, and 54% of properties in this postcode area were built before 1970. This is an area-level indication from public data, not an inspection of this specific home. No further foundation details are available.
What are the flood and climate risks for this address?
The climate risk data indicates pluvial flooding at heavy rain is elevated, current flood risk is elevated, and by 2050 the flood risk is medium. Heat stress is currently low but medium by 2050. These are area-level indications from public data, not an assessment of this specific property.
Which supermarkets are near this apartment?
The Lidl is 559 metres away, the Aldi is 620 metres away, and the Jumbo is 1,148 metres away. There are also a SPAR express at 1,695 metres and a SPAR at 2,491 metres. Within a 5 km radius there are nine supermarkets in total.
What schools are close to this home?
Basisschool de Leeuwenkuil and Openbare Basisschool De Wijzer are both about 1,223 metres away, as is Pax Junior for secondary education. De Mariaschool is 2,671 metres away and Prins Willem - Alexanderschool is 2,827 metres away. There are 14 schools within a 5 km radius.
What public transport options are available?
The nearest bus stops are Beneden-Leeuwen, N323/Carpoolplaats and Beneden-Leeuwen, PWA Brug, both about 1,315 metres away, served by lines 42 and 165, and lines 42, 485 and 685 respectively. The nearest train station is Tiel, about 5.8 km away.
How do residents rate living in this area?
Residents across the municipality of West Maas en Waal give their living environment an average score of 8.03, based on eight reviews. One resident describes the area as "Independent, quiet, live and let live," while another notes that shops are available in Dreumel and Beneden-Leeuwen but that the Wamel supermarket closes early and is shut on Sundays. These reviews reflect the wider municipality, not this specific neighbourhood.
What is the neighbourhood like in terms of housing?
In Kern Beneden-Leeuwen, about 65% of homes are owner-occupied. The housing stock includes a mix of periods, with 40.7% built between 1970 and 1990 and 14.8% built after 2010. This apartment, built in 2016, falls into the newer category. There are currently 28 homes for sale in the neighbourhood.
