Beemdgras 96
Grassen- Waterbuurt, Gouda
AreaA quiet corner of Gouda
Beemdgras 96 sits in the Grassen- Waterbuurt, a residential pocket of Gouda where the streets are calm and the pace of life feels unhurried. This end-of-terrace house from 1976 offers a solid footprint in a part of town that is well established, with mature planting and a settled community feel. With a price of €565,000, the asking price sits on the high side compared with the average for end-of-terrace houses in Gouda, which typically go for around €598,833 in this neighbourhood.
The home itself
The listing gives the essentials: a living area of 125 m² on a plot of 218 m², both according to the BAG registration. The energy label is C, which means the home sits in the middle of the scale, so heating costs will be moderate rather than minimal. Built in 1976, it is a product of its era, and the agent has not provided further details on layout, bedrooms, or outdoor space in this listing.
Life in Grassen- Waterbuurt
This is a neighbourhood where people tend to stay a while, and the numbers back that up: around a third of residents are 65 or older, giving the streets a settled, quiet character. The community itself is mixed, and residents across the Grassen- Waterbuurt neighbourhood give it an average score of 7.11 out of 10, based on 26 reviews. One resident describes it as "a cosy and nice neighbourhood where I feel very safe," while another notes "little greenery, often a lot of rubbish," though they add that "there are good small businesses and supermarkets in the neighbourhood." A third resident says it is "safe, social and is growing towards a better environment and in terms of facilities."
Amenities and transport
Daily errands are well covered here. The Albert Heijn is just around the corner, with Lidl and Jumbo a couple of streets away, so grocery shopping is never a chore. Basisschool De Cirkel is a five-minute walk, and the Ds. N. H. Beversluisschool is similarly close for specialist primary education. The GP practice Lempers is a ten-minute walk, with Apotheek Joh. Rond nearby for prescriptions. For public transport, bus line 1 stops at Gouda, Zuiderwerf just around the corner, and lines 178 and 726 at Gouda, Watergraspad a short stroll away. The train station in the municipality of Gouda is about a ten-minute walk, and the Groene Hart Ziekenhuis is within easy reach.
WOZ and address data
The WOZ value for this home is €530,000, based on the reference date of 1 January 2025. The asking price sits 7% above that municipal valuation, which is a fact worth noting rather than a judgement. Over the past five years, the WOZ value has developed steadily, reflecting the broader market in this part of Gouda. As for the address itself, the area-level indications show road traffic noise at 45 dB, rail noise at 30 dB, and aircraft noise at 34 dB, all below the relevant standards. The foundation risk indication is low, though the soil is peat, which is sensitive to settling, and this is an area-level indication rather than an inspection of this specific home. Pluvial flooding risk is low, while flood risk is currently medium and expected to remain so by 2050; heat stress is low now but medium by 2050.
Source and agent
At the time of writing, the home is offered via multiple channels, including De Huizenbemiddelaar Gouda and De Huizenbemiddelaar Gouda on Vastgoed Nederland.
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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 Beemdgras 96, Gouda
How does the asking price compare to the WOZ value?
The WOZ value for Beemdgras 96 is €530,000, based on the reference date of 1 January 2025. The asking price of €565,000 sits 7% above that municipal valuation. This is a factual comparison, not a judgement on whether the price is fair, as the WOZ value reflects the municipal assessment rather than the current market value.
What is the energy label and what does it mean for costs?
The home has an energy label C, which is a middle-of-the-scale rating. This means you can expect moderate energy costs, neither particularly low nor exceptionally high. The label does not tell you about the condition of the insulation or installations, so it is simply a starting point for understanding the home's energy performance.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to area-level data from the Atlas Leefomgeving. The soil type is peat, which is noted as sensitive to settling. This is an area-level indication rather than an inspection of this specific home, so it gives a general sense of the ground conditions in the vicinity rather than a definitive assessment of the property itself.
What are the noise levels like at this address?
The area-level noise data shows road traffic noise at 45 dB, rail noise at 30 dB, and aircraft noise at 34 dB, all measured in Lden and all below the relevant standards. These figures come from public data at the address level and indicate that noise is not a significant concern here, though they are indications rather than measurements taken at the property itself.
What supermarkets are nearby?
The Albert Heijn is just around the corner at about 834 metres, with Lidl at 867 metres and Jumbo at 901 metres, so you have three solid options within a short walk. There are also a Coop and a PLUS within about 1.4 kilometres if you want more variety. This makes everyday grocery shopping straightforward without needing a car.
What schools are close to this home?
Basisschool De Cirkel is about 390 metres away, a five-minute walk, and the Ds. N. H. Beversluisschool for specialist primary education is at 397 metres. The Plaswijckschool is also close at 414 metres. For secondary education, ISK Gouda and Antoniusmavo XL are both within about 800 metres, so school runs are manageable on foot or by bike.
How is the public transport connection from this address?
Bus line 1 stops at Gouda, Zuiderwerf about 289 metres away, and lines 178 and 726 stop at Gouda, Watergraspad at 340 metres. The nearest train station is Gouda, about 2 kilometres away, which is roughly a ten-minute walk or a short bike ride. This gives you solid options for getting around without relying on a car.
What is the neighbourhood like according to residents?
Residents across the municipality of Gouda give the area an average score of 7.11 out of 10, based on 26 reviews. One resident calls it "a cosy and nice neighbourhood where I feel very safe," while another mentions "little greenery, often a lot of rubbish" but also notes "good small businesses and supermarkets." A third says it is "safe, social and is growing towards a better environment."
What is the flood risk for this property?
The area-level climate data shows that pluvial flooding risk is low, meaning heavy rain is unlikely to cause significant water accumulation. Flood risk from rivers or the sea is currently medium and is expected to remain medium by 2050. Heat stress is low now but is projected to become medium by 2050. These are area-level indications rather than assessments of this specific property.
How many homes are currently for sale in this neighbourhood?
There are currently 6 homes for sale in the Grassen- Waterbuurt neighbourhood. The average asking price is €598,833, with a median of €577,500, and prices range from €509,000 to €775,000. The average price per square metre is €4,537, which gives a sense of the market context for this end-of-terrace house.
