A 1926 end-of-terrace house on Hugo de Grootstraat
This end-of-terrace house from 1926 sits on Hugo de Grootstraat in the Emmalaan neighbourhood, part of the Hoge Zijde district in Alphen aan den Rijn. The asking price is €400,000. With a living area of 74 m² according to the BAG registration, that works out at €5,405 per m², which is on the high side compared with the average of €4,081 per m² for homes currently for sale in the neighbourhood. The home has an energy label F, the least efficient label, so expect high energy costs. For context, the average asking price for homes in this neighbourhood is €440,000, and the median is €362,500. This price is also notably higher than the average for end-of-terrace houses in Alphen aan den Rijn.
The home itself
The listing does not provide details on the layout, number of rooms, or outdoor space. What is known is that the house was built in 1926 and carries an energy label F. The living area is 74 m² according to the BAG registration, on a plot of 94 m². The agent does not list a separate living area figure, so the BAG registration is the only source for the floor area. The home is offered for sale at €400,000.
The Emmalaan neighbourhood
Alphen aan den Rijn is a town where residents give their municipality an average score of 7.66, based on fifteen reviews. One resident says: "I grew up there and have always been satisfied. I would never want to leave and have little to complain about." Another describes the wider area: "Friendly people, plenty of supermarkets in the area, few shops or nightlife options, for that you have to go to Alphen or big cities like Leiden or The Hague, and public transport regularly has problems." The neighbourhood itself has around 2,730 residents, and 61% of the homes are single-family houses. The area is very strongly urban, with an address density of 3,328 per km². For more on the area, see the Emmalaan neighbourhood.
Amenities and transport
The daily routine is well covered here. A large supermarket is just around the corner, with SPAR express a couple of streets away, and Lidl and Hoogvliet both. Primary school Protestants Christelijke Basisschool Groen van Prinsterer is a couple of streets away, and secondary schools Groene Hart Topmavo and Groene Hart Lyceum are at 337 and 481 metres respectively. The GP practice Gezondheidscentrum Dillenburg is, and Apotheek De Hoge Zijde pharmacy. Alrijne hospital is a five-minute walk away. Bus stops Zoutmanstraat/Avifauna and van Nesstraat are just around the corner, served by lines 182 and 722, and the Albert Schweitzerbrug stop adds lines 1 and 2. The train station Alphen a/d Rijn is a ten-minute walk. For the wider area, see the municipality of Alphen aan den Rijn.
WOZ and address data
The WOZ value is not stated in the available data, so no comparison with the asking price can be made here. Regarding address-level risk indications, these are area-level indications rather than an inspection of this specific home. The noise level from road traffic is 51 dB Lden, above the noise standard, while railway noise at 22 dB and aircraft noise at 41 dB are both below their standards. The foundation risk indication is elevated, given the 1926 construction on clay soil, and the groundwater level is expected to drop towards 2050. Pluvial flooding at heavy rain is indicated as medium, while flood risk is low both now and in 2050. Heat stress is low currently but medium by 2050.
Source and agent
At the time of writing, the home is offered via two channels, including Drieman Garantiemakelaars and Drieman Garantiemakelaars on Funda.
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Features
Details of this home
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Price
Energy
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Layout
Construction
Outdoor space
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 Hugo de Grootstraat 8, Alphen Aan Den Rijn
How does the asking price compare to other homes in the neighbourhood?
The asking price is €400,000 for a living area of 74 m², which comes to €5,405 per m². The average asking price per m² for homes currently for sale in the Emmalaan neighbourhood is €4,081, so this home is priced above that average. The average asking price in the neighbourhood is €440,000 and the median is €362,500, with prices ranging from €300,000 to €885,000.
What is the energy label and what does it mean for costs?
The home has an energy label F, which is the least efficient label on the scale. This means you should expect high energy costs for heating and electricity. The label does not say anything about the condition of the building itself, only about its energy performance. There are no details in the listing about insulation or heating installations.
What is the WOZ value of this home?
The WOZ value is not stated in the available data for this home. The WOZ value is the municipal valuation used for tax purposes, and it is not part of the listing information provided here. Without this figure, no comparison between the WOZ value and the asking price can be made.
What are the noise levels around this address?
The address-level risk data indicates that road traffic noise is 51 dB Lden, which is above the Dutch noise standard. Railway noise is 22 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.
What is the foundation risk for this home?
The foundation risk indication for this address is elevated. This is based on the home being built in 1926 on clay soil, which may mean wooden piles or a shallow foundation. The area is also a KCAF attention zone, with 89% of properties in this postcode area built before 1970. The groundwater level is expected to drop towards 2050, which can increase risk for wooden foundations. This is an area-level indication, not an inspection of this home.
What supermarkets are nearby and how far away are they?
A large supermarket is just around the corner at 300 metres. SPAR express is at 720 metres, and both Lidl and Hoogvliet are at 855 metres. Albert Heijn is at 1,064 metres. In total, there are 18 supermarkets within 5 km of this address, so grocery shopping is well covered in the area.
Which schools are close to this home?
Protestants Christelijke Basisschool Groen van Prinsterer is a primary school at 251 metres. For secondary education, Groene Hart Topmavo is at 337 metres and Groene Hart Lyceum at 481 metres. There are 46 schools within 5 km, including primary, secondary, and special education options.
How is the public transport in this area?
Bus stops Zoutmanstraat/Avifauna and van Nesstraat are both just around the corner, served by lines 182 and 722. The Albert Schweitzerbrug stop at 492 metres adds lines 1 and 2. The nearest train station is Alphen a/d Rijn at 1.6 km, which is about a ten-minute walk.
What do residents say about living in Alphen aan den Rijn?
Residents of the municipality of Alphen aan den Rijn give their area an average score of 7.66, based on fifteen reviews. One resident says: "I grew up there and have always been satisfied. I would never want to leave and have little to complain about." Another notes: "Friendly people, plenty of supermarkets in the area, few shops or nightlife options, for that you have to go to Alphen or big cities like Leiden or The Hague."
What is the flood risk for this address?
The flood risk is indicated as low, both currently and for 2050. Pluvial flooding, which occurs when heavy rain overwhelms drainage systems, is indicated as medium. Heat stress is low currently but is expected to be medium by 2050. These are area-level indications based on climate data, not specific to this property.
