A home with a view in Hogeland
Verduinstraat 12 sits in Hogeland, a residential pocket of Vianen where the houses are mostly family homes and the streets are quiet. The setting is described as a residential area with an unobstructed view, which gives the house a sense of openness. This end-of-terrace house from 1971 is listed at €425,000, which is in line with the market when you look at end-of-terrace houses in Vijfheerenlanden. The asking price sits just below the municipal valuation, so it is priced sharply for what is being offered.
Inside the end-of-terrace house
The agent describes a five-room layout with four bedrooms and one bathroom spread over two floors, with a volume of 437 cubic metres. There is a garden at the front and back, the rear one facing southeast and accessible via the back alley, plus a balcony. The home has partial double glazing and HR glazing, a combi boiler, and is offered as freehold. The agent lists the living area at 130 m², while the BAG registration records 122 m²; the plot is 185 m² in both sources.
Life in Hogeland
Hogeland is a compact neighbourhood of about 1,500 residents, where most of the housing stock consists of single-family homes. Residents across the municipality of Vijfheerenlanden give their living environment an average score of 8.41, based on eight reviews. One resident describes it as a quiet area with a clean feel, though they note there is little to do for adults and children. Another says it is a quiet neighbourhood but with plenty of cosiness and often things to do. The reviews reflect the wider municipality rather than Hogeland specifically, so the picture is a general one. The Hogeland neighbourhood itself is a small community where the streets are lined with family homes.
Daily errands and getting around
The Jumbo and Albert Heijn are both just around the corner, with the Coop a couple of streets away, so the weekly shop is a short walk. For primary education, Het Avontuur is a ten-minute walk, and Meester Vos is a bit further out. The nearest GP is Huisartsenpraktijk Hoef en Haag, and the Service Apotheek Vianen is a ten-minute walk. Bus stops on the Hoeufftlaan and Prinses Julianastraat are on your doorstep, with lines 74, 84, N5 and 46 passing through. The nearest train station is Houten Castellum, about 7 km away. The municipality of Vijfheerenlanden covers the surrounding area.
WOZ value and address data
The WOZ value was set at €428,000 on 1 January 2025, and the asking price is 1% below that figure. Between 2020 and 2025 the WOZ value rose by 57%, from €273,000 to €428,000. At the address level, the noise load from road traffic is 53 dB Lden, which is above the noise standard for 2022. The foundation risk indication is low, though the soil is clay and sensitive to settlement. Pluvial flooding at heavy rain is low, the current flood risk is elevated, and by 2050 the heat stress indication is medium. These are area-level indications from public data, not an inspection of this specific home.
Source
At the time of writing the home is offered only via Via Makelaardij en Hypotheken.
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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 Verduinstraat 12, Vianen (Ut)
How does the asking price compare to the WOZ value?
The asking price of €425,000 is 1% below the WOZ value of €428,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. Between 2020 and 2025 the WOZ value rose by 57%, from €273,000 to €428,000.
What is the layout of this end-of-terrace house?
The agent describes a five-room layout with four bedrooms and one bathroom spread over two floors, with a volume of 437 cubic metres. There is a garden at the front and back, the rear one facing southeast and accessible via the back alley, plus a balcony. The agent lists the living area at 130 m², while the BAG registration records 122 m².
What is the energy label and what does it mean for costs?
The home has energy label C. This is a mid-range label, so you can expect moderate energy costs for heating and electricity. The agent also notes the home has partial double glazing and HR glazing, and a combi boiler. The label itself does not say anything about the condition of the building.
What are the noise levels around this address?
The noise load from road traffic at this address is 53 dB Lden, which is above the noise standard for 2022. This is an area-level indication from public data, not a measurement taken at the property itself. The foundation risk indication is low, though the soil is clay and sensitive to settlement.
What supermarkets and schools are nearby?
The Jumbo and Albert Heijn are both about 700 metres away, and the Coop is a similar distance, so the weekly shop is a short walk. For primary education, Het Avontuur is about 1.6 km away and Meester Vos is about 2.2 km. The nearest GP is Huisartsenpraktijk Hoef en Haag, about 1.6 km away.
What is the public transport situation?
Bus stops on the Hoeufftlaan and Prinses Julianastraat are within a few hundred metres, with lines 74, 84, N5 and 46 passing through. The nearest train station is Houten Castellum, about 7 km away.
What is the neighbourhood of Hogeland like?
Hogeland is a compact neighbourhood of about 1,500 residents, where most of the housing stock consists of single-family homes. Residents across the municipality of Vijfheerenlanden give their living environment an average score of 8.41, based on eight reviews. One resident describes it as a quiet area with a clean feel, though they note there is little to do for adults and children.
What is the flood risk at this address?
The current flood risk at this address is elevated, while the risk for 2050 is low. Pluvial flooding at heavy rain is low. These are area-level indications from public data, not an assessment of this specific property. The foundation risk indication is low, though the soil is clay and sensitive to settlement.
How has the WOZ value developed over the past five years?
Between 2020 and 2025 the WOZ value rose by 57%, from €273,000 to €428,000. The value increased steadily each year, with the largest jump between 2021 and 2022. The WOZ value is the municipal valuation on the reference date of 1 January 2025, not the current market value.
What is the asking price per square metre?
Based on the agent's listed living area of 130 m², the asking price works out to €3,269 per square metre. This figure is based on the agent listing, not the BAG registration, which records a smaller living area of 122 m². The price per square metre is a useful way to compare with other homes in the area.
