A waterside apartment in Houten
This apartment on Vechtpolder 39 sits right on the water in the Polders area of Houten, with an open view and a setting that feels calm and green. The home was built in 2008 and carries an A energy label, which is an efficient label. The asking price is €525,000. For context, the average asking price for apartments in Houten is €690,000, so this home sits below that figure.
Inside the home
The apartment spans three floors and includes four rooms, three bedrooms and one bathroom. The living area is listed at 109 m² by the agent, while the BAG registration records 117 m². The home has a balcony, full ownership, and is described as fully insulated with HR glazing. Heating is provided by a central heating boiler. The monthly homeowners' association fee is €152.
The Polders neighbourhood
The Polders neighbourhood is a small area with around 1,155 residents, and most homes here were built between 1990 and 2010. Residents of the district of Houten Zuid-West give their living environment an average score of 7.7, based on five reviews. One resident says: "Very friendly and helpful." Another notes: "It is generally very safe, sometimes there are some noisy teenagers but they don't really cause any harm." The same resident adds that green areas are always nice and everything is easily accessible on foot or by bike.
Amenities and transport
Daily errands are well covered. The Albert Heijn and Hoogvliet supermarkets are both just around the corner, and the nearest primary school, Openbare Daltonbasisschool de Plantage, is on your doorstep. The GP practice Medisch Centrum Leebrug is a ten-minute walk away, and the pharmacy is a bit further. For public transport, the bus stop Houten, De Polder with Flex service is on your doorstep, and Houten Castellum train station is a ten-minute walk. The municipality of Houten offers further facilities within easy reach.
WOZ value and address data
The WOZ value for this home is €526,000 as of 1 January 2025, and the asking price is virtually equal to that value. Between 2020 and 2025, the WOZ value rose by 70%, from €309,000 to €526,000. As for address-level risk data, these are area-level indications, not an inspection of this specific home. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. Noise from road traffic is 47 dB Lden and from rail traffic 40 dB Lden, both below the noise standard. Pluvial flooding at heavy rain is low, while the current flood risk is elevated, dropping to low by 2050. Heat stress is currently low, rising to medium by 2050.
Source and agent
At the time of writing, the home is offered via multiple channels, including Draaijers Makelaardij and other platforms.
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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 Vechtpolder 39, Houten
How does the asking price compare to the WOZ value?
The asking price of €525,000 is virtually equal to the WOZ value of €526,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. Over the past five years, the WOZ value has increased by 70%, from €309,000 in 2020 to €526,000 in 2025.
What is the layout of this apartment?
The apartment spans three floors and includes four rooms in total: three bedrooms and one bathroom. The living area is listed at 109 m² by the agent, while the BAG registration records 117 m². There is a balcony, and the home is described as fully insulated with HR glazing. Heating is provided by a central heating boiler.
What is the energy label and what does it mean?
The energy label is A, which is an efficient label. This means the home is likely to have relatively low energy costs compared to less efficient labels. The agent also states that the home has HR glazing and is fully insulated, which supports the label. No further details about the energy performance are provided in the listing.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public risk data at area level. The soil type is clay, which is noted as sensitive to settling. This is an area-level indication, not an inspection of this specific home. No other foundation-related issues are mentioned in the data.
What are the noise levels around this home?
The noise levels from road traffic are 47 dB Lden, and from rail traffic 40 dB Lden, both measured in 2022 and 2023 respectively. Both figures are below the Dutch noise standard. These are area-level indications based on public data, not measurements taken at the property itself.
What flood risks apply to this address?
The current flood risk is elevated, but by 2050 it is expected to be low. Pluvial flooding, which occurs during heavy rain, is currently low. These are area-level indications from the Klimaateffectatlas, not an assessment of this specific home. Heat stress is currently low but is projected to become medium by 2050.
Which supermarkets are nearby?
The nearest supermarkets are Albert Heijn and Hoogvliet, both about 989 metres away, which is roughly a ten-minute walk. A SPAR express is about 1.5 km away, and another Albert Heijn is about 1.6 km. In total, there are ten supermarkets within five kilometres of the home.
What schools are close to this apartment?
The nearest primary school is Openbare Daltonbasisschool de Plantage, about 171 metres away. Other primary schools within a short distance include School voor Speciaal Basisonderwijs De Wissel, PCBS De Zonnewijzer, and Rooms Katholieke Basisschool De Stek. There are 27 schools within five kilometres, including secondary education options.
How is the public transport connection?
The bus stop Houten, De Polder with Flex service is about 85 metres away, and Houten, De Muren/De Polders with line N4 is about 240 metres away. The nearest train station is Houten Castellum, about 1.1 km away, which is roughly a ten-minute walk. No travel times or destinations are specified in the data.
What do residents say about living in this area?
Residents of the district of Houten Zuid-West give their living environment an average score of 7.7, based on five reviews. One resident says: "Very friendly and helpful." Another notes: "It is generally very safe, sometimes there are some noisy teenagers but they don't really cause any harm." A third mentions that green areas are always nice and everything is easily accessible on foot or by bike.
How quickly do homes sell in this neighbourhood?
Homes in this neighbourhood are sold on average within 13 days, according to recent sales data. This figure is based on 14 homes sold in the area. The average selling price for those homes was €671,786. This information gives an idea of the local market pace, though individual circumstances can vary.
