A quiet spot in Zuidplas 90
This end-of-terrace house on Spica 15 sits on a quiet road in a residential area of Waddinxveen, in the Zuidplas 90 neighbourhood. Built in 1997, it has an energy label A, which is an efficient label. The asking price of €420,000 is keen, sitting 27% below the average asking price of €577,958 for homes in this neighbourhood. For context, the average asking price per square metre here is €4,236, and this home is listed at €4,200 per square metre based on the agent's floor area. If you are looking at end-of-terrace houses in Waddinxveen, this one stands out for its price position.
The home itself
According to the agent, this home has four rooms, including three bedrooms and one bathroom, spread over two floors. The living area is listed as 100 m² by the agent, while the BAG registration records 111 m²; the plot is 140 m² in both sources. The garden is a back garden of 53 m² plus a front garden, with an east-facing orientation and access via the back alley. The property is freehold, so you own the land outright. The agent notes insulation in the roof, double glazing, wall insulation and floor insulation, and heating via a central heating boiler.
Life in Zuidplas 90
Residents of the district give their living environment an average score of 7.63, based on three reviews. One resident says: "Cosy atmosphere, nice people." Another mentions: "Very accessible place, everything nearby on foot, by bike or public transport." A third describes it as "Cosy, green", adding that it is a rapidly growing neighbourhood with a lot of greenery, though construction traffic and school-time congestion are noted. The neighbourhood has around 1,720 residents, with 45% of households having children. This is a young, growing area, and the reviews reflect that mix of green space and growing pains. For more on the area, see the Zuidplas 90 neighbourhood.
Amenities and transport
Daily errands are easy from here. The nearest GP, Huisartsenpraktijk Sterrenlaan, is just around the corner, and the pharmacy Alphega Apotheek Van den Dries is a couple of streets away. For groceries, PLUS and Aldi are both a couple of streets away, with SPAR express a ten-minute walk. Primary schools include Kindcentrum de KAS and Basisschool Dick Bruna, both within a ten-minute walk. For public transport, the bus stop Waddinxveen, Sterrenlaan is just around the corner, served by lines 175, 382 and 386. The nearest train station, Waddinxveen Triangel, is a ten-minute walk. The hospital, Groene Hart Ziekenhuis in Gouda, is further out. This is all within the municipality of Waddinxveen, which offers a practical setup for daily life.
WOZ and address data
The WOZ value for this home is €446,000, as of the reference date 1 January 2025. The asking price is 6% below this WOZ value. Between 2020 and 2025, the WOZ value rose by 85%, from €241,000 to €446,000. As for address-level risks, these are area-level indications, not an inspection of this specific home. The noise level from road traffic is 51 dB Lden, which is above the noise standard, while rail and air traffic noise are below their standards. The foundation risk indication is low, though the soil is clay, which is sensitive to settlement. For climate, the indication for pluvial flooding at heavy rain is medium, as is the current flood risk and the 2050 flood risk; heat stress is currently low but medium by 2050.
Source and agent
At the time of writing, this home is offered via multiple channels, including Van 't Hof Makelaardij B.V. and Van 't Hof Makelaardij B.V. 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 Spica 15, Waddinxveen
How does the asking price compare to the WOZ value?
The asking price of €420,000 is 6% below the WOZ value of €446,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Over the past five years, the WOZ value has risen by 85%, from €241,000 in 2020 to €446,000 in 2025. This gives some context for the price position, though the market value can differ from the WOZ.
What is the layout of this home?
According to the agent, this end-of-terrace house has four rooms, including three bedrooms and one bathroom, spread over two floors. The living area is listed as 100 m² by the agent, while the BAG registration records 111 m². The plot is 140 m². There is a back garden of 53 m² plus a front garden, with an east-facing orientation and access via the back alley. The property is freehold.
What is the energy label and what does it mean for costs?
The energy label is A, which is an efficient label. This means the home is likely to have relatively low energy costs compared to less efficient labels. The agent also notes insulation in the roof, double glazing, wall insulation and floor insulation, and heating via a central heating boiler. These features can contribute to keeping the home warm and reducing energy use, though actual costs depend on usage and energy prices.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public risk data. However, this is an area-level indication, not an inspection of this specific home. The soil type is clay, which is noted as sensitive to settlement. This means that while the risk is low, the soil characteristics are something to be aware of. No specific defects are indicated for this property.
What are the noise levels like at this address?
The noise level from road traffic at this address is 51 dB Lden, which is above the noise standard, based on 2022 data. Rail traffic noise is 26 dB Lden, and air traffic noise is 41 dB Lden, both below their respective standards. These are area-level indications from public data, not measurements taken at the property itself. The home is on a quiet road, according to the agent, but the road traffic noise is above the norm.
What supermarkets are nearby?
The nearest supermarkets are PLUS and Aldi, both about 565 metres away, which is a couple of streets from the home. SPAR express is about 1.2 km away, a ten-minute walk. Jumbo and Lidl are both about 1.6 km away. Within a 5 km radius, there are 19 supermarkets in total, so you have plenty of options for daily groceries.
What schools are close to this home?
There are several primary schools within a short distance. Kindcentrum de KAS is about 648 metres away, and Basisschool Dick Bruna is about 943 metres away, both within a ten-minute walk. Christelijke basisschool TOV and Rehobothschool are also nearby, at about 1 km. For secondary education, Coenecoop College, locatie Waddinxveen, is about 1.6 km away. In total, there are 30 schools within 5 km.
How is the public transport connection?
The nearest bus stop is Waddinxveen, Sterrenlaan, about 318 metres away, served by lines 175, 382 and 386. There are additional stops at Zuidplascentrum and Schaepmanhoeve, both within about 600 metres. The nearest train station is Waddinxveen Triangel, about 1.4 km away, which is a ten-minute walk. This gives you options for both bus and train travel.
What is the neighbourhood like according to residents?
Residents of the district give their living environment an average score of 7.63, based on three reviews. One resident describes it as "Cosy atmosphere, nice people." Another says it is "Very accessible place, everything nearby on foot, by bike or public transport." A third mentions it is "Cosy, green", but notes construction traffic and school-time congestion due to rapid growth. The neighbourhood has around 1,720 residents, with 45% of households having children.
How does the price per square metre compare to the neighbourhood?
The asking price per square metre for this home is €4,200, based on the agent's floor area of 100 m². The average asking price per square metre in the neighbourhood is €4,236. So this home is priced slightly below the neighbourhood average per square metre. The average asking price for homes in the neighbourhood is €577,958, and this home is listed at €420,000, which is 27% below that average.
