Koestraat 17
Vianen binnenstad, Vijfheerenlanden
AreaA 1938 end-of-terrace house in Vianen's old centre
Koestraat 17 sits in the heart of Vianen binnenstad, a historic part of town where the streets have a settled, lived-in feel. This end-of-terrace house was built in 1938 and carries energy label F, the least efficient label, so expect higher energy costs. The asking price of €375,000 is 55% below the neighbourhood average asking price of €836,727, which puts it on the low side compared with other homes currently for sale. For context, the average asking price per m² in the neighbourhood is €4,549, while this home comes in at €5,682 per m² based on the BAG registration. If you are weighing up options, it is worth comparing with other [end-of-terrace houses in Vijfheerenlanden]( /koopwoningen/vijfheerenlanden/hoekwoningen/).
The home itself
The living area measures 66 m² according to the BAG registration, on a plot of 75 m². The home dates from 1938, a fact that stands on its own without implying anything about the condition. Energy label F is the least efficient label, which points to higher energy costs rather than any judgement on the construction.
Vianen binnenstad
Vianen binnenstad is a compact neighbourhood with 1,435 residents, and about 65% of the homes were built before 1945. 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 a clean feel, noting that the city centre is fine and cosy. Another resident says: "Quiet and cosy living. But there is also plenty of cosiness and often things to do." A third resident mentions the football club and church as sources of interaction, and notes the market is nice. The neighbourhood has 22 homes currently for sale, with an average asking price of €836,727. For more on the area, see [the Vianen binnenstad neighbourhood]( /buurt/vianen-binnenstad-vijfheerenlanden/).
Amenities and transport
The daily essentials are close by. The Jumbo and Albert Heijn supermarkets are both just around the corner, and the nearest primary school, Vreeswijk, is a ten-minute walk away. The GP practice, Huisartspraktijk Vreeswijk, is a couple of streets away, while the pharmacy, Service Apotheek Vianen, is just around the corner. For public transport, the bus stop Vianen, Verzorgingsc. Batenstein is just around the corner with lines 74, 84 and N5, and the stop Vianen, Vianen Centrum is a couple of streets away with lines 74, 84, N5 and Flex. The nearest train station, Houten Castellum, is about 6.4 km away. The municipality of Vijfheerenlanden covers the wider area, and you can read more about [the municipality of Vijfheerenlanden]( /gemeente/vijfheerenlanden/).
WOZ value and address data
The WOZ value for this home is €373,000 as of 1 January 2025, and the asking price sits 1% above that value. Between 2020 and 2025, the WOZ value rose by 97%, from €189,000 to €373,000. As for the address itself, the road traffic noise level is 49 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 risk and elevated current flood risk, with low flood risk projected for 2050. 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.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
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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 Koestraat 17, Vianen
How does the asking price compare with the WOZ value?
The asking price of €375,000 is 1% above the WOZ value of €373,000, 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 97%, from €189,000 to €373,000.
What is the living area of this home?
The living area is 66 m² according to the BAG registration, on a plot of 75 m². The price per m² is €5,682 based on the BAG area.
What does energy label F mean for this home?
Energy label F is the least efficient label on the scale, which means you can expect higher energy costs compared with more efficient homes. The label does not say anything about the condition of the building itself. The home was built in 1938, and no insulation details are stated in the listing.
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 1938 on clay soil, and the KCAF notes that 50% of properties in this postcode area were built before 1970. This is an indication at area level, not an inspection of this specific home.
What are the flood risks for this location?
The climate data for this address shows an elevated risk of pluvial flooding at heavy rain and an elevated current flood risk. The flood risk for 2050 is projected as low. Heat stress is currently low, rising to medium by 2050. These are area-level indications from public climate data, not a property-specific assessment.
How noisy is the location?
The road traffic noise level at this address is 49 dB Lden, which is above the noise standard, based on 2022 data. This is an area-level measurement from public data, not a measurement taken at the property itself. The noise level reflects the general road traffic situation in the vicinity.
Which supermarkets are closest to this home?
The nearest supermarkets are Jumbo at 378 m and Albert Heijn at 379 m, both just around the corner. A second Albert Heijn is at 1.3 km, and a Coop is at 1.4 km. In total, there are 19 supermarkets within 5 km of the address.
What schools are near Koestraat 17?
The nearest primary school is Vreeswijk at 1.3 km, followed by De Tweeklank at 1.6 km and De Zandbloem at 1.6 km. There are 27 schools within 5 km. The nearest secondary school is 2.3 km away, and the nearest childcare centre is 0.9 km from the home.
What public transport options are available nearby?
The nearest bus stop is Vianen, Verzorgingsc. Batenstein at 287 m, served by lines 74, 84 and N5. The stop Vianen, Vianen Centrum at 403 m adds line Flex, and the stop Vianen, Centrum at 404 m is served by line 46. The nearest train station is Houten Castellum at 6.4 km.
How does the price per m² compare with the neighbourhood?
The asking price per m² for this home is €5,682, based on the BAG living area of 66 m². The neighbourhood average asking price per m² is €4,549. The home's living area is 65% smaller than the neighbourhood average of 187 m², which partly explains the higher per-m² figure.
What do residents say about living in this area?
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 a clean feel and a cosy city centre. Another says: "Quiet and cosy living. But there is also plenty of cosiness and often things to do." These reviews describe the wider municipality, not specifically the Vianen binnenstad neighbourhood.
How many homes are for sale in the neighbourhood?
There are currently 22 homes for sale in Vianen binnenstad, with asking prices ranging from €395,000 to €2,850,000. The average asking price is €836,727 and the median is €599,000. The average asking price per m² in the neighbourhood is €4,549, and the average home size is 187 m².
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