A spacious end-of-terrace home in Heukelum
This end-of-terrace house on Ringovenlaan 56 sits in the Uitbreiding Heukelum neighbourhood, a quiet residential area in the town of Heukelum, part of the municipality of West Betuwe. Built in 1994, the home has an energy label A, which is an efficient label. With a price of €675,000, the asking price is on the high side compared with the neighbourhood average. The price is 16% above the average asking price of €579,750 in this area, and it is the most expensive of the four homes currently for sale here. For context, the average asking price per m² in the neighbourhood is €4,030, while this home is listed at €4,299 per m². If you are looking at end-of-terrace houses in West Betuwe, this one stands out for its size and price.
The home itself
According to the agent, this is a six-room home with five bedrooms, one bathroom, and three floors, with a volume of 627 m³. The living area is listed as 157 m² by the agent, while the BAG registration records 173 m². The plot is 225 m² according to both sources. The property has a front and back garden, and a detached brick garage. It is offered with full ownership. The agent mentions double glazing and full insulation, and heating is provided by a central heating boiler and a wood stove. The home is described as being on a quiet road in a residential area.
Life in Uitbreiding Heukelum
Uitbreiding Heukelum is a small neighbourhood with around 1,495 residents, and a large share of them are older: 27% are 65 or over. The neighbourhood has a mix of households, with 38% having children and 26% being single-person households. Residents across the municipality of West Betuwe give their living environment an average score of 7.76, based on 16 reviews. One resident says: "Wonderful living in peace and safety within short distance of motorways." Another notes: "Quiet and cosy", adding that the station is nearby and there are two buses every half hour. A third resident, however, mentions loitering youths and vandalism during New Year's Eve, and wishes for more greenery and community organisation. These reviews reflect the wider municipality, not this neighbourhood specifically. For a closer look at the Uitbreiding Heukelum neighbourhood, the figures give a sense of the local community.
Amenities and transport
Daily errands are easy from this home. The Coop supermarket is just around the corner, about 364 metres away, and there are several other supermarkets within a few kilometres, including Aldi, PLUS, Jumbo, and Albert Heijn. For primary education, CBS De Wegwijzer and Openbare Basisschool De Rietput are both a short walk away, around 450 metres. The nearest GP is Huisartsenpraktijk M3 Leerdam in Leerdam, about 2.5 km away, and the pharmacy Apotheek Vijfheerenlanden is nearby. The Beatrixziekenhuis in Gorinchem is about 8.4 km away. For public transport, bus stop Heukelum, Voorste Gewind is a couple of streets away, served by line 673. The nearest train station is Leerdam, about 3.1 km away. This is all within the municipality of West Betuwe, where the surroundings offer a mix of rural and urban conveniences.
WOZ value and address data
The WOZ value of the home is €511,000, with a reference date of 1 January 2025. The asking price is 32% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 68%, from €304,000 to €511,000. As for the address, the noise level 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 sensitive to settling. This is an area-level indication, not an inspection of this specific home. For climate risks, pluvial flooding at heavy rain is low, the current flood risk is elevated, and by 2050 the flood risk is low. Heat stress is currently low, but is expected to be medium by 2050. These are all area-level indications from public data sources.
Source and agent
At the time of writing, the home is offered via multiple channels, including van Geffen Makelaardij and van Geffen 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 Ringovenlaan 56, Heukelum
How does the asking price compare with the WOZ value?
The asking price of €675,000 is 32% above the WOZ value of €511,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price is also 16% above the average asking price in the neighbourhood, which is €579,750. This makes the asking price on the high side compared with the local market.
What is the layout of this home?
According to the agent, the home has six rooms, including five bedrooms and one bathroom, spread over three floors. The total volume is 627 m³. The living area is listed as 157 m² by the agent, while the BAG registration records 173 m². The plot is 225 m². There is a front and back garden, and a detached brick garage.
What is the energy label and what does it mean?
The home has energy label A, which is an efficient label. This means the home is likely to have relatively low energy costs compared with less efficient labels. The agent also mentions that the home has double glazing and full insulation. The heating is provided by a central heating boiler and a wood stove.
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 sensitive to settling. This is an area-level indication, not an inspection of this specific home. The noise level from road traffic is 45 dB Lden, which is not above the noise standard, based on 2022 data.
What are the climate risks for this address?
According to public climate data, pluvial flooding at heavy rain is low for this address. The current flood risk is elevated, but by 2050 the flood risk is expected to be low. Heat stress is currently low, but is expected to be medium by 2050. These are area-level indications, not specific to this home.
Which supermarkets are nearby?
The nearest supermarket is Coop, about 364 metres away, which is just around the corner. Other supermarkets within a few kilometres include Aldi at about 2.3 km, PLUS at about 2.4 km, Jumbo at about 2.7 km, and Albert Heijn at about 2.9 km. This gives a good choice for daily groceries.
What schools are close to this home?
There are two primary schools within a short walk: CBS De Wegwijzer at about 436 metres and Openbare Basisschool De Rietput at about 467 metres. For secondary education, the nearest school is about 4.2 km away. There are also several other primary schools within a few kilometres, including OBS De Sterrenkijker and IBS El Boukhari.
What public transport options are available?
The nearest bus stop is Heukelum, Voorste Gewind, about 508 metres away, served by line 673. There is also a stop at Heukelum, Gragtdijk at about 796 metres, also on line 673. The nearest train station is Leerdam, about 3.1 km away. This provides options for getting around without a car.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value of this home increased by 68%, from €304,000 to €511,000. The reference date for the current WOZ value is 1 January 2025. This shows a significant rise in the municipal valuation over the period, though the WOZ value is not the same as the market value.
What is the neighbourhood like in terms of residents?
The Uitbreiding Heukelum neighbourhood has around 1,495 residents. A large share, 27%, are aged 65 or over, while 13% are under 15. Households with children make up 38% of the total, and single-person households 26%. The average household size is 2.4 people. This gives a picture of a mixed community with a notable older population.
