Voorstraat 13
Heukelum Oude Kern, West Betuwe
AreaA quiet spot by the water
This end-of-terrace house sits on the Voorstraat in Heukelum, a village in the Betuwe region. The setting is described as a quiet road with an open view and a spot right on the water. The home dates from 1900 and has an energy label D. With an asking price of €525,000, the price is in line with the market, compared with the neighbourhood average asking price of €583,000. For more context, you can see other end-of-terrace houses in West Betuwe.
The house itself
Inside, the house has four rooms, including three bedrooms and one bathroom, spread over two floors. The living area is listed as 90 m² by the agent, while the BAG registration records 104 m². The plot measures 131 m² according to both sources. There is a rear garden of 32 m², facing northeast. The agent notes insulation in the roof and walls, plus partial double glazing, and the home is heated by a central heating boiler.
Life in Heukelum Oude Kern
Heukelum Oude Kern is a small neighbourhood with around 555 residents, and the housing stock is mostly owner-occupied. 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 mentions: "Quiet and cosy" and notes the nearby station and regular buses. A third review, however, points to loitering youths and vandalism around New Year's Eve, and a lack of community facilities. The neighbourhood itself has a mix of older and newer homes, with a third built before 1945. For more on the area, see the Heukelum Oude Kern neighbourhood.
Amenities and transport
Daily errands are well covered. The Coop supermarket is just around the corner, and there are several other options within a short drive. For primary education, CBS De Wegwijzer is a couple of streets away, and Openbare Basisschool De Rietput is a five-minute walk. The nearest GP is Huisartsenpraktijk Poort van West in Leerdam, with BENU Apotheek Leerdam nearby. Bus stops are close: Heukelum, Gragtdijk is on your doorstep with line 673, and Oosterwijk, Driesprong is just around the corner with line 704. The nearest train station is Leerdam, about a ten-minute walk away. The wider area falls under the municipality of West Betuwe.
WOZ and address data
The WOZ value for this home is €329,000, based on the reference date 1 January 2025. The asking price is 60% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 60%, from €206,000 to €329,000. As for address-level risks, these are area-level indications, not an inspection of this specific home. The noise load from road traffic is 56 dB Lden, which is above the noise standard. The foundation risk indication is elevated, given the 1900 construction on clay soil, and the climate data shows a low risk of pluvial flooding, an elevated current flood risk, and a medium heat stress risk by 2050.
Source and agent
At the time of writing, the home is offered via multiple channels, including Mutters Makelaars & Adviseurs and their listings on Vastgoed Nederland and Pararius.
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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 Voorstraat 13, Heukelum
How does the asking price compare to the WOZ value?
The asking price of €525,000 is 60% above the WOZ value of €329,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price per square metre, based on the agent's living area of 90 m², comes to €5,833. This is higher than the neighbourhood average asking price per square metre of €3,584, but the overall asking price is in line with the market when compared to the average asking price in the neighbourhood.
What is the layout of this end-of-terrace house?
According to the agent, the house has four rooms in total, including three bedrooms and one bathroom, spread over two floors. The living area is listed as 90 m² by the agent, while the BAG registration records 104 m². The plot measures 131 m². There is a rear garden of 32 m² facing northeast. The home is heated by a central heating boiler, and the agent notes insulation in the roof and walls, plus partial double glazing.
What is the energy label and what does it mean for costs?
The energy label is D. This is not the most efficient label, so you can expect moderate energy costs compared to homes with better labels. The agent does mention insulation in the roof and walls, and partial double glazing, which may help. However, the label itself is a general indication, and actual costs depend on usage and the condition of the installations.
What is the foundation risk for this home?
The foundation risk indication for this address is elevated, based on area-level data. The home was built in 1900 on clay soil, which may mean wooden piles or a shallow foundation. In this postcode area, 86% of properties were built before 1970, and 6% of properties in the neighbourhood have an elevated risk of pile rot, according to the Klimaateffectatlas. These are indications at area level, not an inspection of this specific home.
What are the noise levels like at this address?
The noise load from road traffic at this address is 56 dB Lden, based on 2022 data. This is above the Dutch noise standard. This is an area-level indication, not a measurement taken at the property itself. If noise is a concern, you may want to consider this figure when assessing the home, but the actual experience can vary depending on the exact position and the building's construction.
What supermarkets and schools are nearby?
The nearest supermarket is Coop, about 624 metres away, which is roughly a ten-minute walk. Other options include Aldi, PLUS, Jumbo, and SPAR within about 2 kilometres. For primary education, CBS De Wegwijzer is about 408 metres away, and Openbare Basisschool De Rietput is about 457 metres away. Secondary education is further, with the nearest school about 3.5 kilometres away.
How is the public transport in this area?
There are bus stops close by. Heukelum, Gragtdijk is about 155 metres away and serves bus line 673. Oosterwijk, Driesprong is about 323 metres away with line 704. The nearest train station is Leerdam, about 2.4 kilometres away.
What do residents say about living in this municipality?
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 mentions: "Quiet and cosy" and notes the nearby station and regular buses. However, a third review points to loitering youths and vandalism around New Year's Eve, and a lack of community facilities. These reviews reflect the wider municipality, not just this neighbourhood.
How has the WOZ value developed over the past five years?
The WOZ value has risen by 60% between 2020 and 2025, from €206,000 to €329,000. The reference date for the current value is 1 January 2025. This increase is significant, but the WOZ value is a municipal valuation for tax purposes, not a direct reflection of the market value. The asking price is currently 60% above the WOZ value.
Is the house suitable for a family?
The house has three bedrooms and one bathroom, spread over two floors, with a living area of 90 m² according to the agent. This could work for a small family, but the total space is modest. The rear garden of 32 m² provides some outdoor space. Whether it suits your family depends on your space needs and lifestyle.
