A spacious end-of-terrace home in Westerwatering Zuid
This end-of-terrace house on Opera 35 sits in Westerwatering Zuid, a residential area in Zaandam within the municipality of Zaanstad. Built in 1991, the home offers a living area of 131 m² according to the agent, while the BAG registration records 150 m². The asking price of €435,000 is keen compared with the neighbourhood average asking price of €576,045, and it sits 24% below that figure. For context, end-of-terrace houses in Zaanstad are part of the local market.
Inside the home
The agent describes a seven-room layout with four bedrooms, one bathroom and three floors, totalling 527 m³ of volume. The home has an integrated garage and a west-facing back garden of 42 m², accessible via the back alley. According to the agent, the property is largely double-glazed and has a central heating boiler. The ownership is leasehold, with the ground rent paid off until 1 September 2038 and the lease ending on 31 August 2063. The energy label is C.
Life in Westerwatering Zuid
Westerwatering Zuid is home to around 4,775 people, with a mix of households: 44% have children and 26% are single-person households. Residents across the municipality of Zaanstad give an average score of 7.51 based on 53 reviews. One resident says: "I live in a quiet neighbourhood where many families with young children live. The atmosphere is pleasant and relaxed." Another resident, describing the wider municipality, mentions the smell of chocolate from local cocoa factories and favourite spots like De Hemmes and BIND. The neighbourhood itself has 22 homes currently for sale, with an average asking price of €576,045. The Westerwatering Zuid neighbourhood offers a suburban setting.
Amenities and transport
For daily errands, Albert Heijn is just around the corner, with Aldi a couple of streets away. Daltonschool De Westerkim is a five-minute walk, and Compaen vmbo for secondary education is also within walking distance. Huisartsenpraktijk Lind is the nearest GP, and Apotheek Romijn Zaandam is the local pharmacy. The bus stop Zaandam, Spoorstrip is on your doorstep with lines 63 and 64, and Zaandam station is a five-minute walk away, served by many bus lines and trains. The municipality of Zaanstad surrounds this home.
WOZ value and address data
The WOZ value on 1 January 2025 was €505,000, and the asking price is 14% below that value. Between 2020 and 2025, the WOZ value rose by 38%, from €367,000 to €505,000. As for address-level risk data, the road traffic noise is 60 dB Lden, above the norm, while railway and aircraft noise are below their norms. The foundation risk indication is low, though the soil is peat, which is sensitive to settlement. Pluvial flooding risk is medium, and current flood risk is low. 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 Thijssen Makelaardij and other platforms.
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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 Opera 35, Zaandam
How does the asking price compare with the neighbourhood average?
The asking price of €435,000 is 24% below the neighbourhood average asking price of €576,045. The price per square metre, based on the agent's listed area of 131 m², is €3,321, which is 23% below the neighbourhood average of €4,285 per m². This comparison is based on current listings in Westerwatering Zuid.
What is the layout of this home?
According to the agent, the home has seven rooms, including four bedrooms and one bathroom, spread over three floors. The total volume is 527 m³. There is an integrated garage and a west-facing back garden of 42 m², accessible via the back alley. The living area is listed as 131 m² by the agent, while the BAG registration records 150 m².
What is the WOZ value of this property?
The WOZ value on 1 January 2025 was €505,000. The asking price of €435,000 is 14% below this WOZ value. Over the past five years, the WOZ value has increased by 38%, from €367,000 in 2020 to €505,000 in 2025. The WOZ value is the municipal valuation, not the current market value.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public risk data. The soil type is peat, which is noted as sensitive to settlement. This is an area-level indication based on open data, not an inspection of this specific home. The risk level is given as low, meaning no elevated concern is indicated at this level.
What are the nearest amenities and transport options?
Albert Heijn is 351 m away, and Aldi is 681 m away. Daltonschool De Westerkim is 405 m away, and Compaen vmbo is 697 m away. The nearest GP is Huisartsenpraktijk Lind at 530 m, and the pharmacy Apotheek Romijn Zaandam is 505 m away. The bus stop Zaandam, Spoorstrip is 58 m away with lines 63 and 64, and Zaandam train station is 487 m away.
What is the neighbourhood of Westerwatering Zuid like?
Westerwatering Zuid has about 4,775 residents, with 44% of households having children. The average household size is 2.4. Residents across the municipality of Zaanstad give an average score of 7.51, based on 53 reviews. One resident describes a quiet, family-friendly atmosphere with a sense of togetherness. The neighbourhood has 22 homes currently for sale.
What is the energy label of this home?
The energy label is C. This label indicates the energy performance of the home as registered. The agent also states that the property is largely double-glazed and has a central heating boiler. The energy label is a fact about the home, and the expected energy costs will depend on usage and energy prices.
Is the property leasehold or freehold?
The property is leasehold, with the ground rent paid off until 1 September 2038. The leasehold ends on 31 August 2063. This means the current owner has paid the ground rent in advance for a period, but the leasehold itself continues until 2063. This is a fact about the ownership structure of the home.
