Ina Boudier-Bakkerstraat 25
Zederik-Zuid, Vijfheerenlanden
AreaA quiet corner of Vianen
This end-of-terrace house sits in Zederik-Zuid, a small neighbourhood on the edge of Vianen where life moves at a gentle pace. With 655 residents, it is a compact community, and the streets feel calm and settled. The home itself dates from 1962 and carries an energy label E, so heating costs are something to budget for. At €325,000, the asking price sits 15% below the WOZ value, which puts it on the sharp side compared with end-of-terrace houses in Vijfheerenlanden.
The house itself
The listing gives the essentials: a living area of 75 m² on a plot of 198 m², according to the BAG registration. The agent does not provide further details on the layout, so the number of rooms and bedrooms is not stated. What is clear is that this is a straightforward, no-frills home from the early sixties, with the energy label E as a reminder that improvements may be worth considering.
Zederik-Zuid
Residents across the municipality of Vijfheerenlanden give their living environment an average score of 8.41, based on eight reviews. One resident describes it as a quiet area with little to do for adults and children, though the city centre is fine and cosy. Another speaks of a quiet neighbourhood with plenty of cosiness and often things to do. The reviews reflect a place where people know each other, with the football club and church providing interaction and connections. The neighbourhood itself is small, with 267 homes, and the vast majority are owner-occupied. The Zederik-Zuid neighbourhood is a modest, established part of Vianen.
Amenities and transport
Daily errands are well covered. The Jumbo and Albert Heijn are both just around the corner, and a Coop is a couple of streets away. For primary education, Het Avontuur is a ten-minute walk, while the nearest GP, Huisartsenpraktijk Hoef en Haag, is a short drive. The pharmacy, Service Apotheek Vianen, is a ten-minute walk. Bus stops are on your doorstep, with line 46 at Prinses Julianastraat and lines 74, 84 and N5 at Hoeufftlaan. The nearest train station, Houten Castellum, is about 7 km away. The municipality of Vijfheerenlanden offers a mix of village life and practical connections.
WOZ and address data
The WOZ value is €384,000, with a reference date of 1 January 2025. The asking price of €325,000 is 15% below this value. Between 2020 and 2025, the WOZ value rose by 60%, from €240,000 to €384,000. As for the address itself, the road-traffic noise level is 58 dB Lden, which is above the noise standard, based on 2022 data. The foundation risk indication is medium, and the climate data shows elevated pluvial flooding and current flood risk, though the flood risk for 2050 is low. These are area-level indications from public data, not an inspection of this specific home.
Source
At the time of writing, the home is offered only via April makelaars Vleuten.
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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 Ina Boudier-Bakkerstraat 25, Vianen
How does the asking price compare to the WOZ value?
The asking price is €325,000, while the WOZ value is €384,000 with a reference date of 1 January 2025. That means the asking price sits 15% below the WOZ value. The WOZ value is the municipal valuation, not the current market value, and it has risen by 60% over the past five years, from €240,000 in 2020 to €384,000 in 2025.
What is the energy label and what does it mean for costs?
The home has energy label E. This is not the most efficient label, so you can expect higher energy costs compared to homes with better labels. The label reflects the overall energy performance of the home, and the listing does not provide details on insulation or heating installations. It is a fact to factor into your monthly budget.
What is the foundation risk for this address?
The foundation risk indication for this address is medium, based on area-level data. The home was built in 1962 on clay soil, and the notes mention possible wooden piles or a shallow foundation. This is an indication for the area, not an inspection of this specific home. The data comes from public sources like KCAF and Atlas Leefomgeving.
What are the flood and climate risks for this location?
The climate data shows elevated pluvial flooding risk and an elevated current flood risk, while the flood risk for 2050 is low. Heat stress is currently low but is expected to become medium by 2050. These are area-level indications from the Klimaateffectatlas, not a specific assessment of this property. They describe the broader situation around the address.
What supermarkets are nearby?
There are several supermarkets within easy reach. The Jumbo and Albert Heijn are both just around the corner, roughly 450 to 470 metres away, and a Coop is about 700 metres from the home. Within five kilometres there are 16 supermarkets in total, so daily groceries are well covered without needing a car.
Which schools are close to this home?
The nearest primary school is Het Avontuur, about 1.8 km away, followed by Vreeswijk, De Tweeklank, De Zandbloem and the Mauritsschool, all within roughly 2 to 2.5 km. There are 27 schools within five kilometres. For secondary education, the nearest option is about 1.4 km away, according to the neighbourhood data.
How is the public transport in this area?
The nearest bus stop is Vianen, Prinses Julianastraat, on your doorstep at about 120 metres, with line 46. A bit further, at Hoeufftlaan, you have lines 74, 84 and N5. The nearest train station is Houten Castellum, about 7 km away. The bus connections cover local travel, while the station requires a short drive or cycle.
What do residents say about living in this area?
Residents across the municipality of Vijfheerenlanden give an average score of 8.41, based on eight reviews. One resident describes it as a quiet area with little to do for adults and children, though the city centre is fine and cosy. Another says it is a quiet neighbourhood with plenty of cosiness and often things to do. The reviews reflect a place where people know each other.
What is the noise level like at this address?
The road-traffic noise level at this address is 58 dB Lden, based on 2022 data, which is above the noise standard. This is an area-level indication from public data, not a measurement taken at the property itself. It gives an idea of the ambient sound from road traffic in the vicinity of the home.
How has the WOZ value developed over the years?
The WOZ value has grown steadily. In 2020 it was €240,000, rising to €262,000 in 2021, €301,000 in 2022, €319,000 in 2023, €334,000 in 2024, and reaching €384,000 in 2025. Over the five-year period from 2020 to 2025, that is an increase of 60%. The current asking price of €325,000 is below the latest WOZ value.
