Emmakade 8
Binnenstad, Woerden
AreaA grand home on the Emmakade
This end-of-terrace house sits on the Emmakade in the Binnenstad, the historic heart of Woerden. With its 1938 construction and a living area of 186 m², it is a substantial home in a central setting. The asking price of €1,300,000 is on the high side, especially when compared with the average asking price for end-of-terrace houses in Woerden.
Inside the house
The agent describes this as a spacious family home with six rooms, five bedrooms and one bathroom spread over two floors. The volume is 763 m³. There is a garden at the rear facing northwest, and a roof terrace is present. The home has double glazing and HR glazing, a central heating boiler, and is offered in full ownership. The setting is described as a quiet road in the centre with an unobstructed view.
The Binnenstad neighbourhood
Residents of the district give it an average score of 8.39, based on seven reviews. One resident says: "Lots of cosiness. Have lived here for years, everyone is nice and friendly." Another mentions: "A cosy, spacious neighbourhood. With good amenities, except for decent shopping facilities. The neighbourhood is green and spacious, pleasant to live in." The neighbourhood has about 2,850 inhabitants, and a large share of single-person households. For more on the area, see the Binnenstad neighbourhood.
Amenities and transport
The Albert Heijn is just around the corner, with the Aldi and Lidl a couple of streets away. The Jan de Bakkerschool is a five-minute walk, and the Kalsbeek College secondary school is also within walking distance. The GP practice and pharmacy are both a couple of streets away. Bus stops at Westdam and Oranjestraat are nearby, with lines 4, A, 101, 524, 724 and N26. Woerden train station is a ten-minute walk. For more on the wider area, see the municipality of Woerden.
WOZ value and address data
The WOZ value is €626,000, with a reference date of 1 January 2025. The asking price is 108% above the WOZ value. Over the past five years, the WOZ value has developed as recorded by the municipality. As for address risks, these are area-level indications, not an inspection of this home. The noise level from road traffic is 52 dB Lden, which is above the noise standard. The foundation risk indication is elevated, and the soil type is clay. Pluvial flooding at heavy rain is low, while the current flood risk is elevated, dropping to low by 2050. Heat stress is low now, rising to medium by 2050.
Source
At the time of writing, the home is offered only via Rien Treur Makelaardij.
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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 Emmakade 8, Woerden
How does the asking price compare with the WOZ value?
The asking price of €1,300,000 is 108% above the WOZ value of €626,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The comparison is a factual figure, and what it means for the final sale price is for you to judge.
What is the layout of this home?
According to the agent, this end-of-terrace house has six rooms, including five bedrooms and one bathroom, spread over two floors. The living area is 186 m², and the volume is 763 m³. There is a garden at the rear facing northwest, and a roof terrace is present. The home is in full ownership.
What is the energy label and what does it mean for costs?
The energy label is E. This label indicates that the home is not among the most efficient, so you can expect relatively high energy costs compared with homes with better labels. The agent does mention that the home has double glazing and HR glazing, which can help with insulation, but the label itself is a separate fact.
What is the foundation risk for this address?
The foundation risk indication for this address is elevated, based on area-level data. The soil type is clay, and the home was built in 1938. This is an indication for the area, not an inspection of this specific home. The data comes from public sources like the Klimaateffectatlas and KCAF.
What are the noise levels around this home?
The noise level from road traffic is 52 dB Lden, which is above the Dutch noise standard. Noise from rail traffic is 37 dB Lden, and from air traffic 41 dB Lden, both below the standard. These are area-level indications based on public data, not measurements at the property itself.
Which supermarkets are closest to this home?
The nearest supermarket is the Albert Heijn, about 340 metres away. The Aldi is at 586 metres, the Lidl at 664 metres, and the Jumbo at 738 metres. These are all within a short walk, making daily groceries easy to pick up.
What schools are near this home?
The Jan de Bakkerschool, a primary school, is about 334 metres away. Other primary schools within walking distance include SBO De Keerkring, Willem van Oranje, and the Wilhelminaschool. For secondary education, the Kalsbeek College location Bredius is about 665 metres away.
How is the public transport in this area?
The nearest bus stop is Woerden, Westdam, about 235 metres away, with lines 4, A, 101, 524, 724 and N26. Other stops are at Oranjestraat and Ridderstraat. The train station Woerden is about 845 metres away, so you can reach it with a short walk.
What is the neighbourhood like according to residents?
Residents of the district give it an average score of 8.39, based on seven reviews. One resident says: "Lots of cosiness. Have lived here for years, everyone is nice and friendly." Another mentions the neighbourhood is green and spacious, with good amenities, though shopping facilities could be better.
How does the price per square metre compare with the neighbourhood?
The asking price per square metre is €6,989, based on the agent's listing. The average asking price per square metre in the neighbourhood is €6,253. This means the price per square metre for this home is higher than the neighbourhood average, which is a factual comparison.
