het Zand 54
Kern Beneden-Leeuwen, West Maas en Waal
AreaA detached house on a quiet road
This detached house on het Zand 54 sits on a quiet road in a residential area of Beneden-Leeuwen, a village in the municipality of West Maas en Waal. The home was built in 1970 and has an energy label B. With a price of €725,000, the asking price is on the high side compared to the market, especially when you consider the floor area. For context, detached houses in West Maas en Waal are listed at various price points.
The home itself
According to the agent, this herenhuis has 5 rooms, including 4 bedrooms and 1 bathroom, spread over 2 floors. The living area is listed as 174 m² by the agent, while the BAG registration records 202 m². The plot is 517 m². The home has a garden around the house and a sun terrace, plus an indoor garage. It is fully owned. The agent mentions insulation in the roof and floor, and double glazing. Heating is provided by a gas fireplace and a central heating boiler.
The Kern Beneden-Leeuwen neighbourhood
Kern Beneden-Leeuwen is a village neighbourhood with about 6,000 residents. It has a mix of households, with a significant share of older residents. Residents of the municipality of West Maas en Waal give their living environment an average score of 8.03, based on eight reviews. One resident says: "United and everyone looks out for each other or knows each other." Another notes: "Independent, quiet, live and let live." The neighbourhood has a quiet, residential character, and the home is situated on a quiet road. For more on the area, see the Kern Beneden-Leeuwen neighbourhood.
Amenities and transport
Daily errands are easy from this home. A Lidl supermarket is just around the corner, and an Aldi is a couple of streets away. For primary education, Basisschool de Leeuwenkuil and Openbare Basisschool De Wijzer are both a ten-minute walk. The nearest GP is Huisartsenpraktijk DokThuis, and the pharmacy Apotheek West Maas en Waal is also nearby. For public transport, bus stops at Beneden-Leeuwen, N323/Carpoolplaats and Beneden Leeuwen, PWA Brug are a ten-minute walk, served by lines 42, 165, 485, and 685. The nearest train station is Tiel, about 5.7 km away. The municipality of West Maas en Waal offers further amenities.
WOZ and address data
The WOZ value of this home is €601,000, with a reference date of 1 January 2025. The asking price is 21% above the WOZ value. Between 2020 and 2025, the WOZ value rose by 72%, from €350,000 to €601,000. Regarding address risks, the noise level from road traffic is 48 dB Lden, which is not above the norm, and railway noise is 16 dB Lden, also not above the norm. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. For climate risks, pluvial flooding at heavy rain is elevated, and the current flood risk is elevated, while the 2050 flood risk is medium. Heat stress is currently low but medium by 2050. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including Pellegrom Makelaardij on Vastgoed Nederland and Funda, and Beste Prijs Makelaars.
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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 het Zand 54, Beneden-Leeuwen
What is the asking price and how does it compare to the WOZ value?
The asking price is €725,000. The WOZ value is €601,000, with a reference date of 1 January 2025. The asking price is 21% above the WOZ value. This means the asking price is higher than the municipal valuation, but the WOZ value is not the same as the market value.
How many rooms and bedrooms does this home have?
According to the agent, the home has 5 rooms, including 4 bedrooms and 1 bathroom, spread over 2 floors. The living area is listed as 174 m² by the agent, while the BAG registration records 202 m². The plot is 517 m².
What is the energy label and what does it mean for energy costs?
The energy label is B. This is an efficient label, so you can expect relatively lower energy costs compared to less efficient labels. The agent also mentions insulation in the roof and floor, and double glazing, which can contribute to energy efficiency.
What is the foundation risk for this home?
The foundation risk indication for this address is low, according to area-level data. The soil is clay, which is sensitive to settling. This is an area-level indication, not an inspection of this specific home.
What are the flood risks for this property?
According to area-level climate data, the current flood risk is elevated, and the 2050 flood risk is medium. Pluvial flooding at heavy rain is elevated. These are area-level indications, not an inspection of this specific home.
What supermarkets are nearby?
A Lidl supermarket is about 500 metres away, just around the corner. An Aldi is about 600 metres away, a couple of streets away. A Jumbo is about 1.2 km away, a ten-minute walk. There are also a SPAR express and a SPAR within a few kilometres.
What schools are in the area?
There are several schools within a short distance. Basisschool de Leeuwenkuil and Openbare Basisschool De Wijzer are both about 1.2 km away, a ten-minute walk. Pax Junior, a secondary school, is also about 1.2 km away. Other primary schools are within 3 km.
How is the public transport connection?
The nearest bus stops are Beneden-Leeuwen, N323/Carpoolplaats and Beneden Leeuwen, PWA Brug, both about 1.2 km away, a ten-minute walk. They are served by bus lines 42, 165, 485, and 685. The nearest train station is Tiel, about 5.7 km away.
What is the neighbourhood like?
Kern Beneden-Leeuwen is a village neighbourhood with about 6,000 residents. It has a mix of households, with a significant share of older residents. Residents of the municipality of West Maas en Waal give their living environment an average score of 8.03, based on eight reviews. One resident says: "United and everyone looks out for each other or knows each other."
What is the WOZ value development over the past five years?
The WOZ value has increased by 72% between 2020 and 2025, from €350,000 to €601,000. This is based on the municipal valuation on the reference date of 1 January 2025.
