A quiet spot in Het Hoog
This end-of-terrace house on Tuinlaan 10 sits in the Het Hoog neighbourhood of Bemmel, a residential area where the agent notes a quiet road and an open view. Built in 1980, the home offers 118 m² of living space according to the agent, with a plot of 156 m². The asking price of €460,000 is keen compared with the neighbourhood average asking price of €637,875, and it sits below the average for end-of-terrace houses in Lingewaard.
The home itself
The agent describes a five-room layout with four bedrooms and one bathroom spread over two floors, totalling 370 m³. The garden is a west-facing back garden of 59 m² plus a front garden, accessible via the back alley. The property is freehold, with insulation including roof insulation, double glazing, HR glazing and wall insulation, and heating via a combi boiler. The BAG registration lists the living area as 124 m², while the agent lists 118 m².
The Het Hoog neighbourhood
Residents of the district of Bemmel give their living environment an average score of 6.7, based on five reviews. One resident says: "It's a quiet neighbourhood to live in and has all the amenities." Another notes: "It is a self-contained neighbourhood. There is direct and personal contact with only a few people. But overall, there is a pleasant atmosphere." A third resident, who lived there for 22 years, says the neighbourhood "kept getting worse", with greenery disappearing over time. The neighbourhood itself has around 2,080 residents, with a mix of ages and household types. For a closer look at the area, see the Het Hoog neighbourhood.
Amenities and transport
Daily errands are well covered nearby. The nearest GP, Huisartsenpraktijk Kalicharan, is just around the corner, and the Zuider Service Apotheek Bemmel is a couple of streets away. For groceries, Albert Heijn is a five-minute walk, with Jumbo and Lidl also within a ten-minute walk. Daltonbasisschool De Borgwal is on your doorstep for primary education. Bus stops at De Rosmolen and Dorpsstraat are a five-minute walk, with lines 34 and 33, 34, 300, 433, 633, 807 and 812 respectively. The nearest train station is Elst, about 3.7 km away. The wider area is covered by the municipality of Lingewaard.
WOZ and address data
The WOZ value for this home is €400,000 as of 1 January 2025, and the asking price is 15% above that value. Between 2020 and 2025, the WOZ value rose by 62%, from €247,000 to €400,000. As for the address, the road traffic noise level is 50 dB Lden, which is above the noise standard, while railway noise is 35 dB Lden, below the standard. The foundation risk indication is low, though the soil is clay, which is sensitive to settlement. Pluvial flooding risk is low, and the current flood risk is elevated, though by 2050 it is indicated as low. 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 multiple channels, all through Moreno Joosten Makelaardij.
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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 Tuinlaan 10, Bemmel
How does the asking price compare with the neighbourhood average?
The asking price of €460,000 is 28% below the neighbourhood average asking price of €637,875. The average asking price per m² in the neighbourhood is €4,090, while this home is listed at €3,898 per m² based on the agent's floor area. The price verdict is described as keen.
What is the layout of this end-of-terrace house?
According to the agent, the home has five rooms, including four bedrooms and one bathroom, spread over two floors. The total volume is 370 m³. The living area is listed as 118 m² by the agent, while the BAG registration records 124 m². The plot is 156 m².
What is the WOZ value and how has it developed?
The WOZ value is €400,000 as of 1 January 2025. The asking price is 15% above this value. Over the past five years, the WOZ value has increased by 62%, from €247,000 in 2020 to €400,000 in 2025.
What are the noise levels around this address?
The road traffic noise level at this address is 50 dB Lden, which is above the noise standard. Railway noise is 35 dB Lden, which is below the standard. These figures come from public data at address level and are indications for the area, not measurements taken at the property itself.
What is the foundation risk for this home?
The foundation risk indication for this address is low. The soil type is clay, which is noted as sensitive to settlement. This is an area-level indication based on public data, not an inspection of this specific property.
What supermarkets are nearby?
Albert Heijn is about 641 metres away, Jumbo about 746 metres, and Lidl about 817 metres. Aldi is about 1.8 km away. These are the nearest supermarkets within a short distance of the home.
Which schools are close to this home?
Daltonbasisschool De Borgwal is about 303 metres away, and School voor Speciaal Basisonderwijs De Vlinderboom is about 534 metres away. IKC Pius X is about 865 metres away. These are the nearest primary schools within a few hundred metres.
What public transport options are available?
The nearest bus stops are Bemmel, De Rosmolen at about 449 metres with line 34, and Bemmel, Dorpsstraat at about 474 metres with lines 33, 34, 300, 433, 633, 807 and 812. The nearest train station is Elst, about 3.7 km away.
What do residents say about living in this district?
Residents of the district of Bemmel give an average score of 6.7 out of 10, based on five reviews. One resident describes it as a quiet neighbourhood with all amenities, while another mentions a pleasant atmosphere. A third resident, who lived there for 22 years, says the neighbourhood deteriorated over time, with greenery disappearing.
