Windhalmstraat 18
Kraaihoek Noord, Papendrecht
AreaA quiet end-of-terrace home in Papendrecht
Tucked away on a quiet road in a residential area, this end-of-terrace house from 1958 sits in the Kraaihoek Noord neighbourhood of Papendrecht. With a living area of 66 m² and a plot of 113 m², it is a compact home with a sheltered position. The asking price of €275,000 is 24% below the average asking price of €361,107 in the neighbourhood, which puts it on the sharp side. For context, the average price per m² in the area is €3,685, while this home comes in at €4,167 per m². If you are looking at end-of-terrace houses in Papendrecht, this one stands out for its price point.
Inside the home
Built in 1958, this end-of-terrace house offers three rooms, including two bedrooms and one bathroom, spread over two floors. The total volume comes to 235 m³. According to the agent, the home has roof insulation and HR glazing, and it is heated by a central heating boiler. There is a front garden and a back garden, and the property is held in full ownership. The living area of 66 m² matches the BAG registration, so there is no discrepancy between the sources.
Life in Kraaihoek Noord
Kraaihoek Noord is a neighbourhood with around 2,435 residents, and it has a distinctly village-like feel according to some who live here. One resident says: "It feels just like a village, I live here fine, I never have any problems. Only I think everything is poorly paved and way too many weeds between the tiles." Others are less positive at the moment, with one noting: "Not good at the moment with a dealer among us in the building." These reviews reflect the wider district of Kraaihoek rather than this specific street, and they are based on five reviews with an average score of 6.73. The neighbourhood has 1,167 homes, of which 60% are owner-occupied, and the address density of 2,697 per km² marks it as very strongly urban. For more on the Kraaihoek Noord neighbourhood, the figures paint a picture of a mixed, lively area.
Amenities and transport
The daily routine is well covered here. The nearest primary school, OBS Anne Frank, is a five-minute walk away, and the secondary school CSG De Lage Waard is just around the corner. For groceries, Albert Heijn is a ten-minute walk, with Jumbo a couple of streets further. The GP practice Huisartsenpraktijk DrieDok is just around the corner, and the BENU Apotheek Westpolder is a ten-minute walk. Public transport is close by, with bus stops at De Lage Waard and Vijverpark both within a five-minute walk, served by lines 388, 416 and 491. The nearest train station is Dordrecht, about 3.4 km away. The municipality of Papendrecht offers these amenities within easy reach, as the municipality of Papendrecht shows.
WOZ value and address data
The WOZ value for this home is €280,000, based on the reference date of 1 January 2025. The asking price of €275,000 sits 2% below this valuation. Between 2020 and 2025, the WOZ value rose by 70%, from €165,000 to €280,000. As for address-level risk data, these are area-level indications rather than an inspection of this specific home. The road traffic noise level is 49 dB Lden, which is above the noise standard, while railway and aircraft noise are below their standards. The foundation risk indication is medium, given the clay soil and the fact that 88% of properties in this postcode area were built before 1970. Pluvial flooding at heavy rain is indicated as medium, and the current flood risk is elevated, though this drops to low by 2050. Heat stress is currently low, rising to medium by 2050.
Source and agent
At the time of writing, the home is offered via multiple channels, including Wisse Makelaardij & Hypotheken and listings on Funda and Huispedia. The agent presents the property with a clear description of its features and setting.
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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 Windhalmstraat 18, Papendrecht
How does the asking price compare to the WOZ value?
The asking price of €275,000 is 2% below the WOZ value of €280,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Between 2020 and 2025, the WOZ value increased by 70%, from €165,000 to €280,000, reflecting a strong upward trend in the area.
What is the layout of this end-of-terrace house?
The home has three rooms in total, including two bedrooms and one bathroom, spread over two floors. The living area is 66 m², matching the BAG registration, and the plot measures 113 m². The total volume is 235 m³. There is a front garden and a back garden, and the property is held in full ownership.
What insulation and heating does the home have?
According to the agent, the home has roof insulation and HR glazing. It is heated by a central heating boiler. The energy label is C, which means the home is neither the most nor the least efficient, so energy costs will be moderate compared to the most efficient homes on the market.
What is the foundation risk for this address?
The foundation risk indication for this address is medium, based on area-level data from KCAF. The home was built in 1958 on clay soil, which may mean wooden piles or a shallow foundation. In this postcode area, 88% of properties were built before 1970. This is an area-level indication, not an inspection of this specific home.
What are the noise levels like at this address?
The road traffic noise level is 49 dB Lden, which is above the noise standard, based on 2022 data. Railway noise is 28 dB Lden and aircraft noise is 25 dB Lden, both below their respective standards. These are area-level indications from Atlas Leefomgeving, not measurements taken at the property itself.
What flood and climate risks apply to this area?
Pluvial flooding at heavy rain is indicated as medium, and the current flood risk is elevated, though this drops to low by 2050. Heat stress is currently low, rising to medium by 2050. These are area-level indications from the Klimaateffectatlas, not an assessment of this specific property.
Which supermarkets are closest to this home?
Albert Heijn is about 661 metres away, roughly a ten-minute walk. Jumbo is at 733 metres, also within a ten-minute walk, and another Jumbo is at 1,029 metres. Lidl is at 1,041 metres. In total, there are 41 supermarkets within 5 km, so grocery shopping is well covered.
What schools are near Windhalmstraat 18?
The nearest primary school is OBS Anne Frank at 340 metres, about a five-minute walk. Christelijk Kindcentrum Prins Floris and De Knotwilg are both at 529 metres, and the Augustinusschool is at 559 metres. For secondary education, CSG De Lage Waard is at 406 metres, just around the corner.
How is public transport from this address?
The nearest bus stop is Papendrecht, De Lage Waard at 272 metres, served by lines 388, 416 and 491. Papendrecht, Vijverpark is at 354 metres with the same lines, and Papendrecht, Sterflat is at 524 metres with line 15. The nearest train station is Dordrecht at 3,351 metres.
What do residents say about the district?
Residents of the district of Kraaihoek give an average score of 6.73, based on five reviews. One resident says: "It feels just like a village, I live here fine, I never have any problems. Only I think everything is poorly paved and way too many weeds between the tiles." Another notes: "Not good at the moment with a dealer among us in the building." These reviews reflect the wider district, not this specific street.
How does the price per m² compare to the neighbourhood average?
The asking price per m² is €4,167, based on the agent listing. The average asking price per m² in the neighbourhood is €3,685. The living area of 66 m² is 35% smaller than the neighbourhood average of 102 m², which partly explains the higher per-m² figure.
Is the home offered through multiple agents?
At the time of writing, the home is offered via multiple channels. The main agent is Wisse Makelaardij & Hypotheken, and the property also appears on Funda and Huispedia. This means you can find the listing through several online platforms.
