Zandstraat 95A
Kern Beneden-Leeuwen, West Maas en Waal
AreaA calm apartment in Beneden-Leeuwen
This apartment on Zandstraat 95A sits in the heart of Beneden-Leeuwen, a village in the municipality of West Maas en Waal. The home was built in 1994 and carries an energy label D, which means you can expect moderate energy costs. With a living area of 73 m² according to the BAG registration, the asking price of €300,000 works out at €4,110 per m². That price is 51% below the neighbourhood average asking price of €617,036, which the data marks as keen. For context, the average asking price for apartments in West Maas en Waal sits at a different level entirely.
What the listing tells us
The listing does not provide details on the layout, number of rooms, or any outdoor space. What is clear is that this is an apartment from 1994 with an energy label D. The living area is 73 m² according to the BAG registration. The agent does not list any additional features such as a garden, balcony, or garage, so those details remain unknown.
Life in Kern Beneden-Leeuwen
Kern Beneden-Leeuwen is a village where residents know each other and look out for one another. Across the municipality of West Maas en Waal, residents give an average score of 8.03 based on eight reviews. One resident describes the area as "Independent, quiet, live and let live", though they also note there is "a lot of chatting, blathering about nonsense". Another resident mentions that "both in Dreumel and Beneden-Leeuwen there are several shops, but in Wamel we only have a neighbourhood supermarket that closes early and is closed on Sundays". The village has around 6,010 inhabitants, with a mix of ages and household types. The Kern Beneden-Leeuwen neighbourhood offers a straightforward, community-focused way of life.
Amenities and getting around
Daily errands are easy from this address. The Aldi is on your doorstep, with the Lidl just around the corner and the Jumbo a five-minute walk away. For healthcare, the pharmacy Apotheek West Maas en Waal is a five-minute walk, the GP practice Huisartsenpraktijk DokThuis is a ten-minute walk, and De Waterpoort hospital is just around the corner. Primary schools including Basisschool de Leeuwenkuil and Openbare Basisschool De Wijzer are within walking distance. Bus stops at Beneden Leeuwen, Akkerstraat serve lines 42, 165, 485 and 685, and the nearest train station is in Tiel, about 6.3 km away. The wider municipality of West Maas en Waal connects the surrounding villages.
WOZ and address data
The WOZ value is not stated in the available data, so no comparison with the asking price can be made. The address does carry some risk indications from public data sources. Road traffic noise is measured at 53 dB Lden, which is above the noise standard for the reference year 2022. The foundation risk indication is low, though the soil is clay, which is sensitive to settling, and 59% of properties in this postcode area were built before 1970. For climate, pluvial flooding at heavy rain is elevated, current flood risk is elevated, and by 2050 that drops to medium. Heat stress is currently low but rises to medium by 2050. These are area-level indications from Atlas Leefomgeving, KCAF and the Klimaateffectatlas, not an inspection of this specific home.
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 Zandstraat 95A, Beneden-Leeuwen
What does the asking price of €300,000 mean for this apartment?
The asking price is €300,000 for a living area of 73 m², which comes to €4,110 per m². That price sits 51% below the neighbourhood average asking price of €617,036, and the data describes it as keen. The average asking price per m² in the neighbourhood is €3,982, so this apartment is priced slightly above that per square metre.
What is known about the layout of this apartment?
The listing does not state the number of rooms, bedrooms, or bathrooms. It does not mention a garden, balcony, or garage either. The only confirmed details are that it is an apartment built in 1994 with an energy label D and a living area of 73 m² according to the BAG registration. The agent has not provided any further features.
Why are there no property details in this listing?
The listing does not state the layout, number of rooms, or any outdoor space. As a result, the exact configuration of the home is not known. The available information covers the year of construction, the energy label, and the living area.
What is the WOZ value of this home?
The WOZ value is not stated in the available data. Without this municipal valuation, no comparison with the asking price can be made. The WOZ value would normally provide a reference point for the property's value, but it is not included here.
What risk indications apply to this address?
Public data indicates road traffic noise at 53 dB Lden, above the noise standard. The foundation risk is low, though the soil is clay and sensitive to settling, and 59% of properties in the postcode area were built before 1970. Pluvial flooding at heavy rain is elevated, current flood risk is elevated, and by 2050 it becomes medium. Heat stress is low now but medium by 2050. These are area-level indications, not an inspection of this home.
Which shops and schools are nearby?
The Aldi is 187 metres away, the Lidl 249 metres, and the Jumbo 587 metres. Primary schools Basisschool de Leeuwenkuil and Openbare Basisschool De Wijzer are both about 598 metres away, as is the secondary school Pax Junior. The pharmacy Apotheek West Maas en Waal is 528 metres away and the GP practice Huisartsenpraktijk DokThuis is 672 metres away.
How is public transport from this address?
The nearest bus stop is Beneden Leeuwen, Akkerstraat at 688 metres, serving lines 42, 165, 485 and 685. Two further stops are about 1.3 km away. The nearest train station is Tiel at 6.3 km. No travel times or destinations are stated in the data.
What is the neighbourhood like according to residents?
Across the municipality of West Maas en Waal, residents give an average score of 8.03 based on eight reviews. One resident describes the area as "Independent, quiet, live and let live" while noting there is "a lot of chatting, blathering about nonsense". Another resident mentions that shops are available in Dreumel and Beneden-Leeuwen, but the local supermarket in Wamel closes early and is closed on Sundays.
