A spacious detached home in Vianen
This detached house on Franssenstraat 27 sits in the heart of Vianen, a village within the municipality of Land van Cuijk. Built in 1999, the home has an energy label A, which is an efficient label. With a price of €745,000, this is the most expensive of the four homes currently for sale in this neighbourhood, and the asking price is on the high side compared to the neighbourhood average. For context, the average asking price for detached houses in Land van Cuijk is €562,000, making this home 33% above that figure.
Inside the home
The agent describes this as a two-storey house with four rooms, including three bedrooms and two bathrooms. The living area is listed at 134 m² according to the agent, while the BAG registration records 126 m². The plot size also differs: the agent lists 2017 m², whereas the BAG registration shows 1042 m². The home has a volume of 517 m³.
Life in Vianen kern
Vianen kern is a small neighbourhood with around 990 residents, and about 92% of the homes are owner-occupied. Residents across the municipality of Land van Cuijk give their living environment an average score of 8.04, based on 15 reviews. One resident says: "Nice cosy neighbourhood, everyone is sociable with each other and the neighbourhood is neatly tidy." Another notes: "Quite quiet and helpful people!" A third resident, who has only lived there for a month, says: "I don't have much experience yet. I've only been living here for a month, but I like it!" These reviews reflect the wider municipality rather than this specific neighbourhood. For more on the Vianen kern neighbourhood, you can explore the local data.
Amenities and transport
For daily errands, Albert Heijn is a ten-minute walk away, with Aldi and Coop a bit further. The nearest primary school, Openbare basisschool De Nienekes, is also about a ten-minute walk. The GP practice Huisartsenpraktijk Traverse and Service Apotheek Cuijk Medipoort are both just around the corner in Cuijk. Bus stops at Vianen, Louwerenberg and Cuijk, Het Riet are within a five-minute walk, served by lines 91 and 92. The train station at Cuijk is a ten-minute walk. The wider area is part of the municipality of Land van Cuijk, which offers further amenities.
WOZ value and address data
The WOZ value for this home is €661,000, as of the reference date 1 January 2025. The asking price is 13% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 48%, from €448,000 to €661,000. According to public address-level risk data, the noise from road traffic is 51 dB Lden, which is above the noise standard, while railway and aircraft noise are below their standards. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. The pluvial flooding risk is low, and the current flood risk is medium, as is the 2050 projection. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, this home is offered via multiple channels, including Puntman Makelaardij B.V. and Puntman Makelaars.
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Features
Details of this home
Transfer
Price
Areas and volume
Layout
Construction
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 Franssenstraat 27, Vianen Nb
How does the asking price compare to the neighbourhood average?
The asking price of €745,000 is 33% above the average asking price of €562,000 for homes currently for sale in this neighbourhood. It is also the most expensive of the four homes listed. The price per square metre, based on the agent's living area of 134 m², is €5,560, which is 11% above the neighbourhood average of €5,016 per m².
What is the layout of this detached house?
According to the agent, this is a two-storey house with four rooms, including three bedrooms and two bathrooms. The living area is listed at 134 m², while the BAG registration records 126 m². The plot size also differs between the two sources: the agent lists 2017 m², whereas the BAG registration shows 1042 m². The home has a volume of 517 m³.
What is the WOZ value and how has it developed?
The WOZ value is €661,000, as of the reference date 1 January 2025. The asking price is 13% above this value. Over the past five years, the WOZ value has increased by 48%, from €448,000 in 2020 to €661,000 in 2025. This reflects the municipal valuation, not the current market value.
What are the noise levels around this address?
According to public address-level data, the noise from road traffic is 51 dB Lden, which is above the noise standard. Railway noise is 24 dB Lden and aircraft noise is 44 dB Lden, both below their respective standards. These are area-level indications based on public data, not measurements taken at the property itself.
What is the foundation risk for this home?
The foundation risk indication for this address is low. The soil type is clay, which is noted as sensitive to settling. Additionally, the area is a KCAF attention area, where 60% of properties in this postcode area were built before 1970. This is an area-level indication, not an inspection of this specific home.
What are the flood risks for this location?
The pluvial flooding risk, which relates to flooding from heavy rain, is low. The current flood risk from surrounding waters is medium, and the projection for 2050 remains medium. These are area-level indications based on climate impact data, not a property-specific assessment.
Which supermarkets and schools are nearby?
Albert Heijn is about a ten-minute walk away, with Aldi and Coop slightly further. The nearest primary school, Openbare basisschool De Nienekes, is also about a ten-minute walk. Other schools within a short distance include Basisschool Harlekijn and Basisschool De Zevensprong.
What public transport options are available?
Bus stops at Vianen, Louwerenberg and Cuijk, Het Riet are within a five-minute walk, both served by lines 91 and 92. The nearest train station is Cuijk, about a ten-minute walk away. This provides connections to the wider region, though specific destinations and frequencies are not listed.
How do residents rate living in this area?
Residents across the municipality of Land van Cuijk give their living environment an average score of 8.04, based on 15 reviews. One resident says: "Nice cosy neighbourhood, everyone is sociable with each other and the neighbourhood is neatly tidy." Another notes: "Quite quiet and helpful people!" These reviews reflect the wider municipality, not just this neighbourhood.
