Waterval 12
Verspreide huizen, Meerssen
AreaA quiet spot in the woods
Waterval 12 sits on a quiet road outside the built-up area, surrounded by woodland. This end-of-terrace house from 1986 is in the Verspreide huizen area of Ulestraten, a small village in the municipality of Meerssen. With a living area of 132 m² and a plot of 2,115 m², the asking price of €285,000 works out at €2,159 per m². That is on the high side compared with other end-of-terrace houses in Meerssen, though the large plot explains part of it.
The house itself
The agent describes this as a single-family home with three rooms, two bedrooms and one bathroom spread over two floors. The volume comes to 470 m³. It has partial double glazing and a central heating boiler, and it is offered in full ownership. The setting is described as a quiet road outside the built-up area in a wooded environment.
Verspreide huizen
This is a thinly populated area, with around 210 residents and an address density that makes it the least urban category. Most homes are owner-occupied single-family houses. Residents of the wider municipality of Meerssen give their living environment an average of 8.32, based on four reviews. One resident says: "Very clean, everything close together, supermarket etc., nice people." Another notes: "The people in the neighbourhood are very sociable and like to chat." The same resident mentions that social safety can vary from street to street. The municipality recorded 17 crimes in this area. The municipality of Meerssen covers both the village and its wooded surroundings.
Daily life and getting around
Groceries are a couple of streets away, with SPAR and Lidl both within a short walk. Basisschool de Triangel is also a couple of streets away, while Stella Maris College for secondary education is a ten-minute walk. The GP practice in Ulestraten is just around the corner, and the pharmacy in Meerssen is a ten-minute walk. Bus line 52 stops at Ulestraten, Putstraat, a ten-minute walk from the house. Meerssen train station is about 2.1 km away.
WOZ value and address data
The WOZ value on 1 January 2025 was €439,000, and the asking price sits 35% below that figure. Between 2020 and 2025 the WOZ value rose by 37%, from €320,000 to €439,000. Road traffic noise is measured at 49 dB Lden, above the noise standard, while aircraft noise at 40 dB Lden stays below it. The foundation risk indication is low on sandy soil, and pluvial flooding at heavy rain is elevated, though the current flood risk is low. 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 via five channels, all through Laura Makelaardij & Advies.
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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 Waterval 12, Ulestraten
What does the asking price of €285,000 include?
The asking price covers the end-of-terrace house with a living area of 132 m² and a plot of 2,115 m². That works out at €2,159 per m² based on the agent's listing. The price is 35% below the WOZ value of €439,000, which was set on 1 January 2025. The home is offered in full ownership.
How is the house laid out?
According to the agent, the house has three rooms, two bedrooms and one bathroom spread over two floors. The volume is 470 m³. It has partial double glazing and a central heating boiler. The setting is described as a quiet road outside the built-up area in a wooded environment.
What is the WOZ value and how has it changed?
The WOZ value on 1 January 2025 was €439,000. Between 2020 and 2025 it rose by 37%, from €320,000 to €439,000. The asking price of €285,000 is 35% below the current WOZ value. The WOZ is the municipal valuation for tax purposes, not the market value.
What are the noise levels around this address?
Road traffic noise is measured at 49 dB Lden, which is above the Dutch noise standard. Aircraft noise is measured at 40 dB Lden, which stays below the standard. Both figures come from public data for 2022 and are area-level indications, not measurements taken at the property itself.
What is the foundation risk for this home?
The foundation risk indication for this address is low, on sandy soil. This comes from public data at address level and is an area-level indication, not an inspection of this specific home. The current flood risk is also low, while pluvial flooding at heavy rain is indicated as elevated.
Which supermarkets are nearby?
SPAR is about 1.7 km away and Lidl about 1.8 km, both within a short walk. Albert Heijn is about 3.1 km away, Jan Linders about 3.3 km and Jumbo about 3.3 km. In total there are ten supermarkets within 5 km of the address.
What schools are close to this home?
Basisschool de Triangel is about 1.5 km away, with 160 pupils. Stella Maris College for secondary education is about 1.9 km away, with 1,083 pupils. Basisschool De WereldSter is about 2 km away. There are eleven schools within 5 km of the address.
How do I get to public transport from here?
The nearest bus stop is Ulestraten, Putstraat, about 1 km away, served by bus line 52. Two other stops on the same line are within 1.3 km. Meerssen train station is about 2.1 km away. The nearest GP practice is in Ulestraten, about 1.5 km from the house.
What is the neighbourhood like?
Verspreide huizen is a thinly populated area with around 210 residents, most of whom own their homes. Residents of the wider municipality of Meerssen rate their living environment 8.32 out of 10, based on four reviews. One resident mentions the area is clean with amenities close by, while another notes social safety can vary from street to street.
Is the house in a wooded area?
Yes, the agent describes the setting as a quiet road outside the built-up area in a wooded environment. The house is an end-of-terrace property from 1986 with a plot of 2,115 m². The surrounding area includes small parks, according to a resident of the municipality.
