Phoenix 11
Zuidplas 90, Waddinxveen
AreaA sunny end-of-terrace home in Waddinxveen
This end-of-terrace house on Phoenix 11 sits in the Zuidplas 90 neighbourhood, a quiet residential street in Waddinxveen. Built in 2013, the home has an energy label A and is offered for €400,000. With a living area of 80 m² according to the agent, that works out at €5,000 per m², which is on the high side compared with other end-of-terrace houses in Waddinxveen. The asking price is 6% below the WOZ value, so it is priced sharply.
The home itself
The agent describes this as a ground-floor and upper-floor apartment, with three rooms, two bedrooms and one bathroom spread over two floors. The living area is 85 m² according to the BAG registration, while the agent lists 80 m². There is a front garden facing southwest and a roof terrace. The home is fully insulated, with roof insulation, double glazing, wall and floor insulation, and it is heated by a heat pump with underfloor heating throughout. It is a freehold property, with a homeowners' association fee of €50 per month.
Zuidplas 90, a growing neighbourhood
Zuidplas 90 is a rapidly growing part of Waddinxveen, with about 1,700 residents. A resident of the district says: "A cosy, rapidly growing neighbourhood in Waddinxveen. De Triangel is spacious and has a lot of greenery. Because it is growing quickly, there is still a lot of construction traffic and unfortunately, when the neighbourhood was built, insufficient consideration was given to the accessibility of the school, resulting in traffic jams in the neighbourhood around school time." Another resident mentions the "cosy atmosphere" and "nice people". Based on three reviews, residents of the district give an average score of 7.63. The neighbourhood has a mix of households, with 44% of households having children. For more on the Zuidplas 90 neighbourhood, see the dedicated page.
Amenities and transport
For daily groceries, you can walk to the PLUS and Aldi, both just around the corner. A SPAR express is a ten-minute walk away. For primary education, Kindcentrum de KAS is a couple of streets away, and the Rehobothschool is about a ten-minute walk. The nearest GP is Huisartsenpraktijk Sterrenlaan, just around the corner, and the pharmacy Alphega Apotheek Van den Dries is a couple of streets away. For public transport, bus stops Zuidplascentrum and Sterrenlaan are within a five-minute walk, served by lines 175, 382 and 386. The nearest train station, Waddinxveen Triangel, is about a ten-minute walk. The municipality of Waddinxveen offers these amenities and more, as described on the municipality of Waddinxveen.
WOZ value and address data
The WOZ value of the home is €426,000, as of 1 January 2025. The asking price is 6% below this value. Over the past five years, the WOZ value has developed as per the municipal records. As for address risks, the noise levels from road, rail and air traffic are all below the legal standards. The foundation risk indication is low, though the soil is clay, which is sensitive to settlement. The pluvial flooding risk is low, while the current flood risk is medium, and this is expected to remain medium by 2050. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via two channels, including Gouwestad Makelaardij and Gouwestad Makelaardij on Funda.
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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 Phoenix 11, Waddinxveen
How does the asking price compare to the WOZ value?
The asking price is €400,000, while the WOZ value is €426,000 as of 1 January 2025. That means the asking price is 6% below the WOZ value. The WOZ value is the municipal valuation, not the current market value, but this difference suggests the asking price is relatively sharp.
What is the layout of this home?
The home is described as a ground-floor apartment with a total of three rooms, including two bedrooms and one bathroom, spread over two floors. The living area is 80 m² according to the agent, while the BAG registration lists 85 m². There is a front garden terrace and a rooftop terrace.
What is the energy label and what does it mean?
The home has energy label A, which is an efficient label. According to the agent, the home is fully insulated with roof insulation, double glazing, wall and floor insulation. It also has a geothermal heating system with underfloor heating throughout and a heat pump. This combination suggests relatively low energy costs.
What is the WOZ value and how has it developed?
The WOZ value is €426,000, as of 1 January 2025. The asking price is 6% below this value. The WOZ value is determined by the municipality and is not the same as the market value.
What are the noise levels around this address?
The noise levels from road traffic are 45 dB Lden, from rail traffic 23 dB Lden, and from air traffic 40 dB Lden, all as of the reference years 2022 and 2023. All these levels are below the legal noise standards. These are area-level indications, not measurements at the home itself.
What is the flood risk for this property?
The pluvial flooding risk is low, meaning the chance of flooding from heavy rain is limited. The current flood risk is medium, and this is expected to remain medium by 2050. These are area-level indications based on public data, not an inspection of this specific home.
Which supermarkets are nearby?
The nearest supermarkets are the PLUS and Aldi, both about 644 metres away, which is a couple of streets away. A SPAR express is about 1.2 km away, and the Jumbo and Lidl are about 1.7 km away. Within a 5 km radius, there are 15 supermarkets in total.
What schools are in the area?
The nearest primary school is Kindcentrum de KAS, about 775 metres away. The Rehobothschool is about 1.1 km away, and Basisschool Dick Bruna is about 1.3 km away. For secondary education, Coenecoop College is about 1.8 km away.
How is the public transport in this area?
The nearest bus stops are Waddinxveen, Zuidplascentrum and Waddinxveen, Sterrenlaan, both within about 700 metres. Bus lines 175, 382 and 386 serve these stops. The nearest train station is Waddinxveen Triangel, about 1.8 km away.
What is the neighbourhood like?
Zuidplas 90 is a growing neighbourhood in Waddinxveen with about 1,700 residents. Residents of the district give an average score of 7.63, based on three reviews. One resident mentions the cosy, green character, while another notes construction traffic and school-time congestion. The neighbourhood has a mix of households, with 44% having children.
