A detached house in Menaam West
This detached house on De Boech 11 sits in Menaam West, a quiet corner of the village of Menaam in the municipality of Waadhoeke. The home was built in 1970 and has an energy label G, the least efficient label, so expect higher energy costs. The asking price is €369,500. For context, the average asking price for detached houses in Waadhoeke reflects the wider market in the municipality.
The home itself
According to the agent, the house has six rooms, four bedrooms, one bathroom and two floors, with a volume of 516 m³. The garden surrounds the home and is described as low-maintenance. The living area is listed as 99 m² by the agent, while the BAG registration records 139 m². Similarly, the plot is 750 m² according to the BAG registration, but the agent lists 1,216 m². The price per square metre, based on the agent's listing, is €3,732.
Life in Menaam West
Menaam West is a small neighbourhood with about 1,075 residents, and a large share of the homes are owner-occupied. Residents across the municipality of Waadhoeke give their living environment an average score of 7.76, based on 20 reviews. One resident says: "Quiet surroundings, plenty of choice in schools, nature is fine, unfortunately very little to do for both adults and children." Another resident notes: "It's a fantastic neighbourhood, people are friendly" and adds "You can count on the people who live there." A third review is less positive, mentioning "everywhere drunk people, many empty dilapidated houses." These reviews reflect the wider municipality rather than this specific neighbourhood. For a closer look at what the Menaam West neighbourhood offers, the local data gives a sense of the area.
Amenities and transport
Daily errands are easy from here. The Poiesz supermarket is just around the corner, and IKC Eben Haëzer primary school is a couple of streets away. The GP practice Apotheekhoudende huisartsenpraktijk Menaldum is also nearby. For public transport, bus line 97 stops at Menaam, Orxmasingel, a couple of streets away, and line 893 at Menaam, Rypsterdyk. The nearest train station is Dronryp, about 4.3 km away. The municipality of the municipality of Waadhoeke covers the wider area.
WOZ value and address data
The WOZ value for this home is €339,000 as of 1 January 2025, and the asking price is 9% above that value. Between 2020 and 2025, the WOZ value rose by 41%, from €240,000 to €339,000. As for the area, the noise level from road traffic is 43 dB Lden and from air traffic 48 dB Lden, both below the noise standard. The foundation risk indication is medium, based on clay soil that is sensitive to settlement, and this is an area-level indication, not an inspection of this home. The pluvial flooding risk at heavy rain is elevated, while the current flood risk is medium and the heat stress risk is low, with a medium outlook for 2050.
Source
At the time of writing, the home is offered only via Faber 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 De Boech 11, Menaam
How does the asking price compare to the WOZ value?
The asking price of €369,500 is 9% above the WOZ value of €339,000, 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 listing of 99 m², is €3,732.
What is the layout of this detached house?
According to the agent, the house has six rooms, four bedrooms, one bathroom and two floors, with a volume of 516 m³. The garden surrounds the home and is described as low-maintenance. The living area is listed as 99 m² by the agent, while the BAG registration records 139 m².
What is the WOZ value and how has it developed?
The WOZ value is €339,000 as of 1 January 2025. Over the past five years, the value has increased by 41%, from €240,000 in 2020 to €339,000 in 2025. This reflects the municipal valuation, which is used for property tax purposes.
What are the foundation risks for this home?
The foundation risk indication for this address is medium, based on clay soil that is sensitive to settlement. This is an area-level indication from public data, not an inspection of this specific home. The KCAF attention area notes that 62% of properties in this postcode area were built before 1970.
What supermarkets and schools are nearby?
The nearest supermarket is Poiesz, about 568 metres away, and there are two more Poiesz stores within 5 km. The nearest primary school is IKC Eben Haëzer, about 328 metres away, with 156 pupils. Other schools within 5 km include OBS De Romte and IKC it Anker.
What is the neighbourhood of Menaam West like?
Menaam West has about 1,075 residents, with a mix of ages: 18% are under 15 and 20% are 65 or older. Of the households, 42% have children. Residents across the municipality of Waadhoeke give an average score of 7.76, based on 20 reviews, though this reflects the wider municipality rather than this specific neighbourhood.
How is the public transport connection from this home?
The nearest bus stop is Menaam, Orxmasingel, about 277 metres away, served by line 97. Another stop, Menaam, Rypsterdyk, is 522 metres away with line 893. The nearest train station is Dronryp, about 4.3 km away.
What is the energy label and what does it mean?
The energy label is G, which is the least efficient label. This means you can expect higher energy costs for heating and electricity compared to more efficient labels. The label does not indicate the structural condition of the home, only its energy performance.
