A quiet spot by the water
This end-of-terrace house on Kerklaan 23 sits in Cabauw, a small village in the municipality of Lopik. The setting is described as being by the water and in a residential area, which gives the home a calm, green feel. The asking price is €535,000. For context, there are currently two homes for sale in the neighbourhood, with an average asking price of €545,000. If you are considering this type of property, you might also want to look at other end-of-terrace houses in Lopik.
The home itself
Built in 1985, this three-storey house offers five rooms, including four bedrooms and one bathroom. The living area is listed as 141 m² according to the BAG registration, while the agent lists 132 m²; the plot is 204 m² in both sources. The home has a garden at the back and a balcony, and it is offered in full ownership. According to the agent, the insulation includes roof insulation, mostly double glazing, wall insulation and floor insulation. Heating is provided by a central heating boiler with partial underfloor heating. The energy label is C.
Life in Cabauw
Cabauw is a small community with around 770 residents, and the reviews reflect a quiet, friendly atmosphere. Residents of the district of Lopik Benschop en Polsbroek give an average score of 7.6, based on three reviews. One resident says: "Friendly neighbours and everyone knows each other." Another notes: "Good quiet but no amenities. Has nature. Poorly accessible." A third resident adds: "We live in a beautiful neighbourhood with quite a bit of greenery and water around us." The sense of community is mentioned as something that used to be stronger, with fewer activities organised now. For more details on the area, you can read about the Cabauw neighbourhood.
Amenities and transport
The nearest primary school, Basisschool Gerardus Majella, is just around the corner, and a childcare centre is equally close. For daily groceries, the nearest supermarkets are a few kilometres away, with Albert Heijn and PLUS both about a ten-minute drive. The GP and pharmacy are in Lopik, roughly 3.2 km away, and the nearest hospital is in Woerden. Public transport is limited: bus line 505 stops at Cabauw, RK Kerk, just around the corner, and the nearest train station is in Arkel, about 12 km away. The municipality of Lopik covers a rural area, and the municipality of Lopik page has more on the wider surroundings.
WOZ and address data
The WOZ value for this home is €509,000, as of the reference date 1 January 2025. The asking price is 5% above the WOZ value. Between 2020 and 2025, the WOZ value rose by 45%, from €352,000 to €509,000. As for address-level risk indications, the noise from road traffic is 45 dB Lden, which is not above the noise standard, based on 2022 data. The foundation risk indication is low, though the soil is clay, which is noted as sensitive to settling; this is an area-level indication, not an inspection of this specific home. Pluvial flooding risk is low, while current flood risk is elevated and by 2050 it is medium; heat stress is currently low but medium by 2050. These are all area-level indications.
Source
At the time of writing, the home is offered via multiple channels, including ML2 Vastgoed and ML2 Vastgoed on Funda.
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Features
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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 Kerklaan 23, Lopik
How does the asking price compare to the WOZ value?
The asking price of €535,000 is 5% above the WOZ value of €509,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. Between 2020 and 2025, the WOZ value increased by 45%, from €352,000 to €509,000. This comparison is factual and does not imply whether the price is high or low.
What is the layout of this end-of-terrace house?
According to the agent, the home has five rooms, including four bedrooms and one bathroom, spread over three floors. The living area is listed as 141 m² in the BAG registration and 132 m² in the agent's listing. The plot is 204 m². There is a garden at the back and a balcony. The home is in full ownership.
What is the energy label and what does it mean for costs?
The energy label is C. This label indicates the home's energy performance, and with label C you can expect moderate energy costs compared to the least efficient labels. The agent also mentions insulation including roof insulation, mostly double glazing, wall insulation and floor insulation, as well as a central heating boiler with partial underfloor heating. These features are stated separately from the label.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public data. The soil 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 sources like Atlas Leefomgeving and KCAF, and it gives a general picture of the area rather than a verdict on this property.
What are the flood and climate risks for this area?
According to area-level data, the risk of pluvial flooding (from heavy rain) is low. The current flood risk is elevated, and by 2050 it is medium. Heat stress is currently low but is expected to be medium by 2050. These are indications for the area around the address, not a specific assessment of this home. They come from the Klimaateffectatlas and similar public sources.
What amenities are nearby?
The nearest primary school, Basisschool Gerardus Majella, is about 260 metres away, and a childcare centre is similarly close. For groceries, the nearest supermarkets are Albert Heijn and PLUS, both around 3.5 km away. The GP and pharmacy are in Lopik, about 3.2 km away, and the nearest hospital is in Woerden, about 13 km away. Public transport is limited, with bus line 505 stopping nearby.
How is public transport in Cabauw?
Public transport is limited. The nearest bus stop is Cabauw, RK Kerk, about 250 metres away, served by bus line 505. There are two other stops on the same line within about 600 metres. The nearest train station is in Arkel, about 12 km away. This means a car is likely the most practical option for most journeys, though the bus does provide a basic connection.
What do residents say about living in this district?
Residents of the district of Lopik Benschop en Polsbroek give an average score of 7.6, based on three reviews. One resident says: "Friendly neighbours and everyone knows each other." Another notes: "Good quiet but no amenities. Has nature. Poorly accessible." A third resident mentions the greenery and water, but adds that the sense of community used to be better and activities are no longer organised. These reviews describe the wider district, not just Cabauw.
What is the neighbourhood like in terms of housing and residents?
Cabauw has around 770 residents, with an average household size of 2.5. About 41% of households have children, and 25% are single-person households. The housing stock consists of 317 homes, of which 76% are owner-occupied. The average asking price in the neighbourhood is currently €545,000, based on two homes for sale. The area is quiet and rural, with limited amenities within walking distance.
