A waterside apartment in Merwestein
This apartment on Villawal 46 sits in Merwestein, a neighbourhood in Nieuwegein. The asking price is €350,000. For context, the average asking price for homes in the neighbourhood is €344,444, and the average price per square metre is €6,246, while this home is listed at €5,833 per square metre. If you are looking at apartments in Nieuwegein, this one offers a waterside setting.
The home itself
Built in 1990, this portiekflat (apartment) sits on the second living floor and has three rooms, two bedrooms, and one bathroom. The living area is 60 square metres, according to both the BAG registration and the agent's listing. The home has a balcony and a parking space in the parking garage. It is fully owned, and the agent notes insulation in the roof, walls, and floor, with the home described as fully insulated. Heating is via district heating, and the monthly HOA fee is €145. The energy label is A, which is an efficient label.
Merwestein and its residents
Merwestein is a neighbourhood with about 1,650 residents, and a large share of households are single-person (62%). Residents across the municipality of Nieuwegein give their living environment an average score of 7.11, based on 18 reviews. One resident says: "I think it's a nice living environment. It's just a shame that only high-rise flats are being built. And that they are unaffordable for first-time buyers." Another notes: "We will have been living here with pleasure for 40 years next year. So that says something. Only parking is sometimes a problem. Otherwise, most amenities in the neighbourhood." A third resident mentions: "Sometimes we have trouble with the youngsters on fatbikes, they ride everywhere and way too fast. But otherwise it's a nice neighbourhood." Homes in this neighbourhood sell on average in 17 days, according to the data. This is the municipality of Nieuwegein, where the neighbourhood is part of the larger district.
Amenities and transport
For daily errands, Nettorama and Jumbo are just around the corner, with Dirk a couple of streets away. The nearest primary school, Obs De Schakel, is a ten-minute walk, while secondary schools Cals College Nieuwegein and Oosterlicht College are within a five-minute walk. The GP practice Gezondheidscentrum De Schans is a ten-minute walk, and the pharmacy Apotheek St. Antonius is a couple of streets away. The nearest bus stop, Nieuwegein, Calscollege, is on your doorstep, with lines N5 and 565. The nearest train station is Houten, about 5.3 kilometres away.
WOZ and address data
The WOZ value for this home is €347,000, with a reference date of 1 January 2025. The asking price is 1% above the WOZ value. Between 2020 and 2025, the WOZ value rose by 58%, from €219,000 to €347,000. As for address-level risk indications, the noise from road traffic is 50 dB Lden, which is above the noise standard, while industrial noise is 47 dB Lden, below the standard. The foundation risk indication is low, though the soil is clay, which is sensitive to settlement. Pluvial flooding at heavy rain is low, and the current flood risk is elevated, while the 2050 flood risk is low. Heat stress is currently low, but medium by 2050. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including De Koning makelaars - ERA en NVM.
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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 Villawal 46, Nieuwegein
What is the asking price for this apartment?
The asking price is €350,000. The average asking price for homes in the neighbourhood is €344,444, and the average price per square metre is €6,246. This home is listed at €5,833 per square metre, based on the agent's listing. These figures are provided for context.
What is the layout of this apartment?
This apartment has three rooms, including two bedrooms and one bathroom, spread over one floor. The living area is 60 square metres, according to both the BAG registration and the agent's listing. It is located on the second living floor and has a balcony. There is also a parking space in the parking garage.
What is the energy label and what does it mean?
The energy label is A, which is an efficient label. The agent also notes that the home has roof, wall, and floor insulation, and describes it as fully insulated. Heating is via district heating. The energy label is a fact about the home's energy performance, not a statement about its structural condition.
What is the WOZ value and how does it compare to the asking price?
The WOZ value is €347,000, with a reference date of 1 January 2025. The asking price is 1% above the WOZ value. The WOZ value is the municipal valuation, not the current market value. No conclusion is drawn from this comparison.
What is the WOZ value development over the past five years?
The WOZ value has risen by 58% between 2020 and 2025, from €219,000 to €347,000. The reference date for the current WOZ value is 1 January 2025. This development is based on municipal data and reflects the historical valuation trend, not a prediction of future value.
What are the noise levels around this address?
The address-level risk data indicates road traffic noise of 50 dB Lden, which is above the noise standard, and industrial noise of 47 dB Lden, which is below the standard. These are area-level indications from public data sources, not measurements taken at this specific home.
What is the foundation risk for this home?
The foundation risk indication is low, according to the address-level data. The soil type is clay, which is noted as sensitive to settlement. This is an area-level indication, not an inspection of this specific property. No further details are provided in the listing.
What are the flood and heat stress risks?
The address-level risk data shows pluvial flooding at heavy rain is low, and the current flood risk is elevated, while the 2050 flood risk is low. Heat stress is currently low, but medium by 2050. These are area-level indications from the Klimaateffectatlas, not a property-specific assessment.
What supermarkets are nearby?
Nettorama and Jumbo are both about 380 metres away, just around the corner. Dirk is about 590 metres away, and Albert Heijn is about 660 metres away. These distances are approximate and based on the nearest locations listed in the data.
Which schools are close to this apartment?
Cals College Nieuwegein, a secondary school, is about 240 metres away, and Oosterlicht College is about 570 metres away. The nearest primary school, Obs De Schakel, is about 770 metres away. These are the closest schools according to the data.
What public transport options are available?
The nearest bus stop is Nieuwegein, Calscollege, about 100 metres away, with lines N5 and 565. Another stop, Nieuwegein, Binnenwal, is about 210 metres away with line 48. The nearest train station is Houten, about 5.3 kilometres away.
How do residents rate living in this area?
Residents across the municipality of Nieuwegein give their living environment an average score of 7.11, based on 18 reviews. This score reflects the municipality as a whole, not specifically the Merwestein neighbourhood. Reviews mention a pleasant living environment, but also note issues like parking and fast-riding youngsters on fatbikes.
