Trambaan 3B
Buitengebied Boven-Leeuwen, West Maas en Waal
AreaA quiet spot in Boven-Leeuwen
This apartment on Trambaan 3B sits in the Buitengebied Boven-Leeuwen, a rural corner of West Maas en Waal where the pace of life is slow and the fields stretch out around you. With 775 residents, the neighbourhood feels intimate, and the address density is low, so you are not packed in. The asking price of €735,000 is on the high side for an apartment, especially when you compare it with other apartments in West Maas en Waal.
The home itself
Built in 2004, this apartment spans two floors and offers five rooms, including four bedrooms and one bathroom. The living area is 170 m² according to the BAG registration, while the agent lists it as 160 m². The volume is 603 m³. The energy label is A, which is an efficient label, so you can expect relatively low energy costs. The home has been listed since 10 July 2026.
Life in the Buitengebied
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 says: "United and everyone looks out for each other or knows each other." Another notes: "Independent, quiet, live and let live." The neighbourhood itself is quiet, with a mix of ages: about a third of residents are between 45 and 65, and a fifth are under 15. There were 18 reported crimes in the area, which is a figure you can interpret for yourself. The Buitengebied Boven-Leeuwen neighbourhood is not a bustling hub, but that seems to be its charm.
Amenities and transport
For daily errands, the SPAR express is just around the corner, and a Jumbo is a couple of streets away. De Mariaschool for primary education is on your doorstep, and there are several other schools within a short drive. The GP practice DokThuis is a couple of streets away, as is the pharmacy. For public transport, bus stops with lines 42 and 165 are just around the corner, and the nearest train station is Kesteren, about a ten-minute drive. The municipality of West Maas en Waal offers a spread of villages, each with its own character. According to area-level risk data, the noise from road traffic is 51 dB Lden, which is above the norm. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. Pluvial flooding at heavy rain is elevated, and the current flood risk is elevated, with a medium risk projected for 2050. These are indications at area level, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including De Landerije Maas en Waal.
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Frequently asked questions
About Trambaan 3B, Boven-Leeuwen
What is the asking price for this apartment?
The asking price is €735,000. The price per square metre is €4,594, based on the agent's listed living area of 160 m². This is on the high side for an apartment in West Maas en Waal, but the home is spacious and relatively new, so the price reflects that.
How many rooms and bedrooms does this home have?
The apartment has five rooms in total, including four bedrooms and one bathroom, spread over two floors. The living area is 170 m² according to the BAG registration, while the agent lists it as 160 m². The volume is 603 m³, giving plenty of space for a family or those who need room to work from home.
What is the energy label and what does it mean?
The energy label is A, which is an efficient label. This means you can expect relatively low energy costs compared to homes with less efficient labels. The home was built in 2004, so it is relatively modern, but the label itself does not guarantee specific insulation details.
What is the WOZ value of this property?
The WOZ value is the municipal valuation, which is used for tax purposes, and it is not always included in property listings. Without this figure, it is not possible to compare it with the asking price.
What are the risks mentioned for this address?
Area-level risk data indicates that road traffic noise is 51 dB Lden, which is above the norm. The foundation risk is low, but the soil is clay, which is sensitive to settling. Pluvial flooding at heavy rain is elevated, and the current flood risk is elevated, with a medium risk projected for 2050. These are indications at area level, not an inspection of this specific home.
What amenities are nearby?
The SPAR express supermarket is just around the corner, and a Jumbo is a couple of streets away. De Mariaschool for primary education is on your doorstep, and there are several other schools within a short drive. The GP practice DokThuis and the pharmacy are both a couple of streets away, and the nearest hospital is De Waterpoort in Beneden-Leeuwen.
How is the public transport in this area?
Bus stops with lines 42 and 165 are just around the corner, and other stops with additional lines are within a short walk. The nearest train station is Kesteren, about 6.2 km away, which is roughly a ten-minute drive. This makes it possible to commute to larger cities, though a car is handy for most journeys.
What is the neighbourhood like?
The Buitengebied Boven-Leeuwen is a rural neighbourhood with about 775 residents. It is quiet and spacious, with a mix of ages. Residents across the municipality give an average score of 8.03, with one saying: "United and everyone looks out for each other or knows each other." The crime figure is 18 reported incidents, which you can interpret for yourself.
Why are there no property details in this listing?
The listing does not state the WOZ value, and some details like the exact layout of rooms on each floor are not provided. This is not uncommon in listings, and you can contact the agent for more information if needed.
