Greffelingsestraat 21
Kern Alphen, West Maas en Waal
AreaA quiet spot in Kern Alphen
Tucked away on a quiet road in Kern Alphen, this detached house from 1964 offers a calm setting in the heart of the village. With 148 m² of living space according to the BAG registration (the agent lists 145 m²), the home sits on a 510 m² plot. The asking price of €589,000 works out at €4,062 per m² based on the agent's figures. Compared with the average asking price for detached houses in West Maas en Waal, the price is on the high side.
The home itself
Inside, the house has six rooms, including four bedrooms and one bathroom, spread over three floors with a volume of 542 m³. The agent describes the property as fully insulated, with roof insulation, double glazing, wall insulation and floor insulation. Heating comes from a central heating boiler with partial underfloor heating. Outside, there is a rear garden of 230 m² facing northwest, accessible via the back, plus a front garden and a detached brick garage. The property is freehold.
Life in Kern Alphen
Kern Alphen is a small village community with around 835 residents, where a quarter of the population is 65 or older. Residents across the municipality of West Maas en Waal give their living environment an average score of 8.03, based on eight reviews. One resident describes the area as "independent, quiet, live and let live", while another notes that "everyone looks out for each other or knows each other". A third resident mentions that shops are spread across nearby villages, which sometimes means taking the car. The Kern Alphen neighbourhood itself has a mix of households, with 38% without children and 28% with children.
Amenities and transport
The nearest primary school, BS De Kleine Weide, is just around the corner, and a day-care centre is equally close. For groceries, the PLUS supermarket is a ten-minute walk away, with a Jumbo a bit further. The GP practice Huisartsenpraktijk Wijnhoven in Lith is a couple of streets away, while the nearest pharmacy, Service Apotheek de Kapel in Oss, is further out. Bus stop Alphen, Kerk, served by line 802, is on your doorstep, and the nearest train station is Oss, about 7.6 km away. The municipality of the municipality of West Maas en Waal offers a rural setting with villages spread along the Waal.
WOZ and address data
The WOZ value for this home is €511,000, based on the reference date 1 January 2025. The asking price sits 15% above this value. Between 2020 and 2025, the WOZ value rose by 118%, from €234,000 to €511,000. As for address-level risks, the noise from road traffic is measured at 47 dB Lden, which stays below the noise standard. The foundation risk indication is elevated, based on area-level data: the home was built in 1964 on clay soil, and 83% of properties in this postcode area date from before 1970. The climate indications show elevated pluvial flooding risk and elevated current flood risk, with medium risk by 2050. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Van Erp Makelaardij and Van Erp Makelaardij on Funda.
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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 Greffelingsestraat 21, Alphen (Ge)
How does the asking price compare with the WOZ value?
The asking price of €589,000 is 15% above the WOZ value of €511,000, 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 118%, from €234,000 to €511,000.
What is the layout of this detached house?
The house has six rooms, including four bedrooms and one bathroom, spread over three floors. The living area is 148 m² according to the BAG registration, while the agent lists 145 m². The plot measures 510 m². There is a rear garden of 230 m² facing northwest, a front garden, and a detached brick garage.
What insulation and heating does the home have?
According to the agent, the home is fully insulated, with roof insulation, double glazing, wall insulation and floor insulation. Heating is provided by a central heating boiler with partial underfloor heating. The energy label is D, which means energy costs will be moderate compared with more efficient labels.
What is the foundation risk for this address?
The foundation risk indication for this address is elevated, based on area-level data. The home was built in 1964 on clay soil, and 83% of properties in this postcode area were built before 1970. Groundwater levels are expected to drop towards 2050, which can increase risk for wooden foundations. This is an area-level indication, not an inspection of this specific home.
What are the flood and climate risks for this area?
The climate indications for this address show an elevated risk of pluvial flooding during heavy rain and an elevated current flood risk, with medium flood risk by 2050. Heat stress is currently low but is expected to become medium by 2050. These are area-level indications based on public data, not an assessment of this particular property.
Which supermarkets and schools are nearby?
The nearest supermarket is PLUS, about 3.1 km away, with a Jumbo at 4 km. The closest primary school is BS De Kleine Weide at about 2 km, followed by Basisschool Sint Jozef at 2.5 km. A day-care centre is just 400 metres away, and the nearest GP practice is Huisartsenpraktijk Wijnhoven in Lith, about 3 km from the home.
What public transport options are available?
The nearest bus stop is Alphen, Kerk, about 300 metres away, served by bus line 802. Other stops include Oijen, Kloosterstraat with line 296 and Lithoijen, Stuw with line 662. The nearest train station is Oss, approximately 7.6 km from the home.
What do residents say about living in this area?
Residents across the municipality of West Maas en Waal give their living environment an average score of 8.03, based on eight reviews. One resident describes the area as "independent, quiet, live and let live", while another says "everyone looks out for each other or knows each other". A third resident notes that shops are spread across nearby villages, which sometimes means taking the car.
How has the WOZ value developed over the past five years?
The WOZ value has risen by 118% between 2020 and 2025, from €234,000 to €511,000. The most recent value of €511,000 was set with a reference date of 1 January 2025. The asking price of €589,000 is 15% above this WOZ value.
