A calm spot in Waddinxveen
This apartment on Zuidplaslaan 411 sits on a quiet road in a residential area of Waddinxveen, in the Zuidplas 80 neighbourhood. Built in 1993, it has an energy label A, which is an efficient label. The asking price of €430,000 is 29% below the average asking price in the neighbourhood, which stands at €609,733. That puts this home on the keen side compared with the neighbourhood average. For context, the average asking price per m² in the neighbourhood is €4,311, and this home is listed at €4,343 per m². If you are looking at apartments in Waddinxveen, this one stands out for its price position.
The home itself
According to the agent, this apartment has three rooms, two bedrooms and one bathroom, all on a single floor. The living area is listed as 99 m² by the agent, while the BAG registration records 98 m². The home has roof insulation and floor insulation, and is heated with a central heating boiler. It is located on the first living floor. The volume is 302 m³. The monthly homeowners' association fee is €25,400, which is a significant amount to factor into the running costs.
Life in Zuidplas 80
Residents of the district give their living environment an average score of 7.63, based on three reviews. One resident says: "Cosy atmosphere, nice people." Another notes: "Living here is nice, very accessible place, everything nearby on foot, by bike or public transport." A third resident describes it as "cosy, green", adding that it is a rapidly growing neighbourhood with a lot of greenery, though construction traffic and school-time congestion are mentioned as downsides. The neighbourhood has around 5,385 inhabitants, and about 65% of the homes are owner-occupied. For more on the area, see the Zuidplas 80 neighbourhood.
Amenities and transport
Daily errands are easy from here. The PLUS and Aldi supermarkets are on your doorstep, and a SPAR express is a couple of streets away. Kindcentrum de KAS primary school is just around the corner, and the Rehobothschool is a five-minute walk. The GP practice Huisartsenpraktijk Sterrenlaan is a couple of streets away, and the Alphega Apotheek Van den Dries pharmacy is on your doorstep. For public transport, the bus stop Zuidplascentrum is just around the corner, served by lines 175 and 382. The nearest train station, Waddinxveen, is a ten-minute walk. The municipality of Waddinxveen is a growing town, and this home sits within the municipality of Waddinxveen.
WOZ and address data
The WOZ value for this home is €452,000, based on the reference date 1 January 2025. The asking price is 5% below this WOZ value. Between 2020 and 2025, the WOZ value rose by 57%, from €287,000 to €452,000. As for address-level risk data, these are area-level indications, not an inspection of this specific home. The road traffic noise level is 54 dB Lden, which is above the noise standard, while railway and aircraft noise are below their standards. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. Pluvial flooding risk is low, while flood risk is medium for both the current situation and 2050. Heat stress is low now, but medium by 2050.
Source
At the time of writing, the home is offered via multiple channels, including Van Rhijn 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 Zuidplaslaan 411, Waddinxveen
How does the asking price compare with the WOZ value?
The asking price of €430,000 is 5% below the WOZ value of €452,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The asking price is also 29% below the average asking price in the neighbourhood, which is €609,733. This comparison is based on the precomputed figures in the listing.
What is the layout of this apartment?
According to the agent, this apartment has three rooms, two bedrooms and one bathroom, all on a single floor. The living area is listed as 99 m² by the agent, while the BAG registration records 98 m². The home is located on the first living floor and has a volume of 302 m³. The agent also mentions roof insulation and floor insulation, and heating via a central heating boiler.
What is the homeowners' association fee?
The monthly homeowners' association fee is €25,400, according to the agent. This is a significant amount, so it is worth being aware of it as part of the monthly costs of owning this home. The fee is stated in the listing, and no further details about what it covers are provided.
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 with less efficient labels. The agent also mentions roof insulation and floor insulation, which are separate facts. The energy label does not say anything about the structural condition of the home, only about its energy performance.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to area-level data. 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. The data comes from public sources such as Atlas Leefomgeving and KCAF, and does not replace a structural survey.
What is the noise situation around this home?
The address-level noise data shows road traffic noise at 54 dB Lden, which is above the noise standard. Railway noise is 24 dB Lden and aircraft noise is 41 dB Lden, both below their respective standards. These are area-level indications based on public data, not measurements taken at this specific home. The noise levels are stated as they are, without further interpretation.
What supermarkets are nearby?
The PLUS and Aldi supermarkets are both on your doorstep, at about 122 metres from the home. A SPAR express is about 760 metres away, which is a couple of streets away. Further afield, there are Jumbo and Lidl at about 1.1 kilometres. This means daily groceries are within easy walking distance.
What schools are close to this apartment?
Kindcentrum de KAS primary school is just around the corner, at about 184 metres. The Rehobothschool is about 630 metres away, a five-minute walk. Basisschool Dick Bruna and Christelijke basisschool TOV are both within about a kilometre. For secondary education, Coenecoop College, locatie Waddinxveen, is about 1.1 kilometres away.
How is the public transport from here?
The nearest bus stop is Waddinxveen, Zuidplascentrum, about 164 metres away, served by bus lines 175 and 382. There are additional stops on the same lines at Schaepmanhoeve and Graanakker, within about 400 metres. The nearest train station is Waddinxveen, about 1.3 kilometres away, which is a ten-minute walk.
What do residents say about living in this district?
Residents of the district give their living environment an average score of 7.63, based on three reviews. One resident says: "Cosy atmosphere, nice people." Another notes: "Living here is nice, very accessible place, everything nearby on foot, by bike or public transport." A third describes it as "cosy, green", but mentions construction traffic and school-time congestion as downsides. These reviews describe the district, not this specific home.
