A calm spot in Rietlanden
Kerkuil 44 is an end-of-terrace house in Rietlanden, a residential area in Emmen. The street is quiet, and the home sits in a neighbourhood where most homes were built between 1990 and 2010. With a price of €370,000, the asking price is in line with the market, compared with the average asking price of €382,803 in the neighbourhood. For context, end-of-terrace houses in Emmen are listed at an average of €2,808 per m².
The home itself
Built in 1993, this end-of-terrace house offers 5 rooms, including 4 bedrooms and 1 bathroom, spread over 3 floors. The living area is 156 m² according to the BAG registration, while the agent lists 134 m². The plot is 339 m². The home has a garden at the rear (150 m²), a front garden and a side garden, with the west-facing rear garden accessible via the back alley. There is an attached brick garage. The property is fully insulated, has a central heating boiler, and is freehold.
Life in Rietlanden
Rietlanden is a neighbourhood with about 9,000 residents, and the average household size is 2.2 people. Residents of the municipality of Emmen give their living environment an average score of 7.99, based on 36 reviews. One resident says: "Het is hier heerlijk wonen lekker rustig en dicht bij de winkels en er is ook een bus halte vlakbij." Another resident notes: "There's nothing to do. Everything is super expensive in the shops." The reviews reflect a mix of opinions, so it is worth reading them for yourself. The neighbourhood is part of a larger area with a range of housing options.
Amenities and transport
For daily errands, Jumbo and Lidl are just around the corner, and Boni is a ten-minute walk away. Two primary schools, Openbare Basisschool De Vlonder and Het Anker Protestants Christelijke Jenaplanschool, are a couple of streets away. The nearest GP is Huisartsencentrum Quattro, Praktijk Hakman en Hogervorst, a ten-minute walk, and BENU Apotheek de Rietlanden is just around the corner. Bus line 3 stops at Emmen, Oranjekanaal on your doorstep, and the nearest train station is Emmen Zuid, a ten-minute walk. The municipality of Emmen offers further amenities within reach.
WOZ and address data
The WOZ value is €337,000, with a reference date of 1 January 2025. The asking price is 10% above the WOZ value. Between 2020 and 2025, the WOZ value rose by 41%, from €239,000 to €337,000. As for the area, the noise level from road traffic is 48 dB Lden and from rail traffic 40 dB Lden, both below the noise standard. The foundation risk indication is low, with sandy soil. For climate, the pluvial flooding risk is medium, while flood risk is low now and in 2050; heat stress is low now but medium in 2050. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Ten Wolde Makelaars.
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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 Kerkuil 44, Emmen
How does the asking price compare to the WOZ value?
The asking price of €370,000 is 10% above the WOZ value of €337,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price is in line with the market compared to the neighbourhood average asking price of €382,803.
What is the layout of this end-of-terrace house?
The home has 5 rooms, including 4 bedrooms and 1 bathroom, spread over 3 floors. The living area is 156 m² according to the BAG registration, while the agent lists 134 m². The plot is 339 m². There is a rear garden of 150 m², a front garden and a side garden, plus an attached brick garage.
What is the energy label and what does it mean?
The energy label is B. This is an efficient label, so energy costs are likely to be moderate. The home is fully insulated and has a central heating boiler, according to the agent. The label itself does not indicate the condition of the property, but it does give an idea of expected energy costs.
What is the foundation risk in this area?
The foundation risk indication for this address is low, with sandy soil. This is an area-level indication based on public data, not an inspection of this specific home. It means that, at the area level, foundation issues are not considered a major concern, but it does not guarantee the condition of this particular property.
What are the flood and heat stress risks?
For this address, the pluvial flooding risk (from heavy rain) is medium, while flood risk from rivers or the sea is low, both now and in 2050. Heat stress is low currently but is expected to be medium by 2050. These are area-level indications from the Klimaateffectatlas, not a property-specific assessment.
Which supermarkets are nearby?
Jumbo and Lidl are both about 543 metres away, just around the corner. Boni is about 1 kilometre away, a ten-minute walk. There are 16 supermarkets within 5 kilometres, so you have plenty of choice for groceries.
What schools are close to this home?
Two primary schools are within walking distance: Openbare Basisschool De Vlonder (669 m) and Het Anker Protestants Christelijke Jenaplanschool (683 m). Kindcentrum de Diedeldoorn is also nearby at 768 m. For secondary education, the nearest school is about 4.5 km away.
How is the public transport in this area?
Bus line 3 stops at Emmen, Oranjekanaal, just 194 metres away, and also at Emmen, Winkelcentrum Rietlanden (444 m) and Emmen, Valkenveld (693 m). The nearest train station is Emmen Zuid, about 1.4 km away, which is a ten-minute walk.
What do residents say about living in this area?
Residents of the municipality of Emmen give their living environment an average score of 7.99, based on 36 reviews. One resident says it is lovely and quiet, close to shops and a bus stop. Another mentions that there is little to do for teenagers and that some noise occurs at night. The reviews reflect a mix of experiences.
How has the WOZ value developed over the past five years?
The WOZ value has increased by 41% between 2020 and 2025, from €239,000 to €337,000. This is based on municipal data with reference dates of 1 January each year. The current WOZ value, as of 1 January 2025, is €337,000.
