A waterside apartment with room to breathe
This apartment on Varossieaupalet 33 sits in the Emmalaan neighbourhood of Alphen aan den Rijn, a home that feels open and light thanks to its position along the water with a free view. Built in 1999, it offers a generous 149 m² of living space spread over one floor, with four rooms including two bedrooms and a bathroom. The asking price of €765,000 is on the high side compared with the average asking price in the neighbourhood, which comes to €459,038. For context, the average asking price per m² in the neighbourhood is €4,399, while this home asks €5,134 per m². If you are looking at apartments in Alphen aan den Rijn, this one stands out for its size and setting.
Inside the home
Step inside and you find a well-thought-out layout on the first floor, with the living area, kitchen, two bedrooms and a bathroom all on one level. The home has double glazing and wall insulation, and is heated by a central heating boiler. There is a balcony for outdoor moments, and a parking space in the underground garage. The property is in full ownership, so there is no leasehold to consider. According to the BAG registration, the living area is 149 m², and the agent lists the same figure, so the two sources agree. The volume of the home is 445 m³, giving a sense of the space on offer.
Life in Emmalaan
Emmalaan is a neighbourhood where residents of the wider municipality give an average score of 7.66 out of 10, based on fifteen reviews. One resident, speaking about the municipality, says: "Green and cosy small neighbourhood. De Bomenbuurt is located near the beautiful Bos Park with tennis courts and a nice petting zoo. There are many fun things in the neighbourhood, such as Avifauna, Winkelplein Baronie, a small harbour, and even DIY stores." Another adds: "Friendly people, plenty of supermarkets in the area, few shops or nightlife options, for that you have to go to Alphen or big cities like Leiden or The Hague, and public transport regularly has problems." The neighbourhood itself has around 2,680 residents, and about 46% of the homes are owner-occupied. For a closer look at what the Emmalaan neighbourhood has to offer, the reviews give a sense of the community.
Amenities and getting around
Daily errands are easy from here. A SPAR express is just around the corner, and Lidl and Hoogvliet are a ten-minute walk away, with Albert Heijn not much further. For families, the Protestant Christian primary school Groen van Prinsterer is a couple of streets away, and secondary options like Groene Hart Topmavo and Groene Hart Lyceum are within a short walk. The nearest GP is Huisartsenpraktijk Gezondheidscentrum Dillenburg, and Apotheek De Hoge Zijde is the local pharmacy, both about a ten-minute walk. The hospital Alrijne Alphen aan den Rijn is also close by. For public transport, bus stops on Zoutmanstraat and van Nesstraat are just around the corner, served by lines 182 and 722, and the train station Alphen a/d Rijn is about a ten-minute walk. All of this sits within the municipality of Alphen aan den Rijn, where the amenities are well spread out.
WOZ value and address data
The WOZ value of this home is €721,000, based on the reference date of 1 January 2025. The asking price is 6% above this WOZ value, a precomputed comparison that simply states the difference. Over the past five years, the WOZ value has risen by 54%, from €469,000 in 2020 to €721,000 in 2025. As for the address itself, the noise levels from road traffic, rail and aircraft are all below the relevant standards, according to area-level data. The foundation risk indication is low, though the soil is clay, which is sensitive to settlement. For climate risks, the indication for pluvial flooding at heavy rain is elevated, while the current flood risk is low and the heat stress indication is medium for 2050. These are area-level indications, not an inspection of this specific home.
Source and availability
At the time of writing, this home is offered via multiple channels, including Deerenberg & Van Leeuwen Makelaars and their listing on Funda. The agent is Deerenberg & Van Leeuwen Makelaars.
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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 Varossieaupalet 33, Alphen Aan Den Rijn
How does the asking price compare to the WOZ value?
The asking price of €765,000 is 6% above the WOZ value of €721,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The difference is a factual comparison, and it is up to you to interpret what it means for the price.
What is the layout of this apartment?
The apartment has four rooms in total, including two bedrooms and one bathroom, all on a single floor. The living area is 149 m² according to both the BAG registration and the agent. There is a balcony, and parking is available in the underground garage. The home is in full ownership.
What is the energy label and what does it mean?
The energy label is B, which is an efficient label. This means the home is relatively energy-efficient compared to less efficient labels, so you can expect moderate energy costs. The home also has double glazing and wall insulation, which contribute to its efficiency. The label is a fact, not a judgement on the condition of the property.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to area-level data. The soil is clay, which is sensitive to settlement, but the risk level is stated as low. This is an indication at the area level, not an inspection of this specific home. No further details are available in the listing.
What are the noise levels like at this address?
The noise levels from road traffic are 42 dB Lden, from rail traffic 21 dB Lden, and from aircraft 41 dB Lden, all measured in 2022 and 2023. None of these exceed the relevant noise standards. These are area-level indications, not measurements taken at the property itself.
What is the flood risk for this property?
The current flood risk is low, and it is also expected to remain low in 2050. However, the indication for pluvial flooding at heavy rain is elevated, meaning there is a higher chance of waterlogging during intense rainfall. These are area-level indications, not a guarantee for this specific home.
Which supermarkets are nearby?
The nearest supermarket is SPAR express, about 593 metres away, which is a five-minute walk. Lidl and Hoogvliet are both about 921 metres away, and Albert Heijn is at 968 metres. There are 18 supermarkets within 5 km, so you have plenty of options for daily groceries.
What schools are close to this home?
The nearest primary school is Protestants Christelijke Basisschool Groen van Prinsterer, about 274 metres away. For secondary education, Groene Hart Topmavo is at 310 metres and Groene Hart Lyceum at 479 metres. There are 46 schools within 5 km, covering primary, secondary and special education.
How far is the nearest train station?
The nearest train station is Alphen a/d Rijn, about 1,554 metres away, which is roughly a ten-minute walk. For buses, the stops on Zoutmanstraat and van Nesstraat are about 400 metres away, served by lines 182 and 722. The Willem de Zwijgerlaan stop, at 517 metres, has lines 1, 2, 169, 183 and 722.
What do residents say about living in this area?
Residents of the municipality of Alphen aan den Rijn give an average score of 7.66 out of 10, based on fifteen reviews. One resident mentions the green and cosy neighbourhood with Bos Park and Avifauna nearby, while another notes that there are few shops or nightlife options, and public transport sometimes has problems. These reviews describe the wider municipality, not just the Emmalaan neighbourhood.
