Hoevenweg 21
Hagestein kern, Vijfheerenlanden
AreaA modern home in a quiet village
Hagestein is a small village where life moves at its own pace, and this detached house on Hoevenweg 21 sits right in the middle of it. Built in 2019, the home is a recent addition to the village and comes with an A+++ energy label, which is an efficient label. The asking price of €1,485,000 is on the high side compared with other [detached houses in Vijfheerenlanden], so it is a substantial investment.
Inside the house
According to the agent, the home has seven rooms, four bedrooms and two bathrooms spread over three floors. The living area is listed as 182 m² by the agent, while the BAG registration records 185 m². The plot measures 848 m² in both the BAG registration and the agent's listing. The house has a garden around it, with a front garden, side garden and back garden, and the southwest-facing rear garden is accessible via the back. There is a detached wooden garage. The home is fully insulated, with roof, wall and floor insulation, and heating comes from underfloor heating throughout, a heat recovery system and a heat pump. It is freehold ownership.
Life in Hagestein kern
Hagestein kern is a village of around 1,165 people, and residents across the municipality of Vijfheerenlanden give their living environment an average score of 8.41, based on eight reviews. One resident describes it as a quiet area, while another says it is a cosy village where everyone knows each other. Some residents mention that there is little to do for adults and children, and that there is no supermarket in the village itself. The football club and church provide a lot of interaction, according to one resident. The home is set on a quiet road outside the built-up area with a free view, as the agent describes it. This is [the Hagestein kern neighbourhood] in a nutshell.
Amenities and transport
For daily groceries, the Albert Heijn and Jumbo are both a ten-minute walk away, and the Coop is a couple of streets further. Primary schools Het Avontuur and Meester Vos are just around the corner. The GP practice Hoef en Haag is a five-minute walk, and the pharmacy Service Apotheek Vianen is a ten-minute walk. The nearest bus stop, Hoef en Haag, Hoevesteinse Lint, is on your doorstep and is served by the Flex bus. The Hagestein, Stuwstraat stop is just around the corner with bus lines 46 and Flex. The nearest train station is Houten Castellum, a ten-minute walk away. This is all within [the municipality of Vijfheerenlanden].
WOZ value and address data
The WOZ value on 1 January 2025 was €1,006,000, and the asking price is 48% above that WOZ value. Between 2020 and 2025 the WOZ value rose by 86%, from €542,000 to €1,006,000. The address has a low foundation risk indication, based on area-level data, with clay soil that is sensitive to settling. The noise level from road traffic is 47 dB Lden, which is not above the noise standard. Pluvial flooding at heavy rain is indicated as medium, and the current flood risk is elevated, while the flood risk for 2050 is low. 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 De Keizer makelaars Houten.
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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 Hoevenweg 21, Hagestein
What does the asking price of €1,485,000 include?
The asking price of €1,485,000 is for the detached house on Hoevenweg 21, built in 2019, with a living area of 182 m² according to the agent and a plot of 848 m². The home has seven rooms, four bedrooms and two bathrooms, a garden around the house, a detached wooden garage, and is freehold ownership. The price per square metre is €8,159, based on the agent's listing.
How does the asking price compare with the WOZ value?
The WOZ value on 1 January 2025 was €1,006,000. The asking price of €1,485,000 is 48% above that WOZ value. The WOZ value is the municipal valuation for tax purposes, not the current market value. Between 2020 and 2025 the WOZ value rose by 86%, from €542,000 to €1,006,000.
What is the energy label and what does it mean for costs?
The home has an energy label A+++, which is an efficient label. The agent states the home is fully insulated, with roof, wall and floor insulation, and heating comes from underfloor heating throughout, a heat recovery system and a heat pump. An efficient label generally means lower energy costs, though the exact amount depends on usage.
What is the foundation risk for this address?
The foundation risk indication for this address is low, based on area-level data from public sources. The soil is clay, which is sensitive to settling. This is an area-level indication, not an inspection of this specific home. The noise level from road traffic is 47 dB Lden, which is not above the noise standard.
What are the flood risks for this address?
The address has a medium indication for pluvial flooding at heavy rain, and the current flood risk is elevated. The flood risk for 2050 is indicated as low. These are area-level indications from public climate data, not an assessment of this specific property. The home itself was built in 2019.
What amenities are nearby?
The Albert Heijn and Jumbo supermarkets are about 2 km away, and the Coop is about 2.7 km away. Primary schools Het Avontuur and Meester Vos are within 600 m. The GP practice Hoef en Haag is 590 m away, and the pharmacy Service Apotheek Vianen is about 2 km away. The nearest bus stop is 161 m away with the Flex bus.
What is public transport like from this home?
The nearest bus stop, Hoef en Haag, Hoevesteinse Lint, is 161 m away and is served by the Flex bus. The Hagestein, Stuwstraat stop is 385 m away with bus lines 46 and Flex. The nearest train station is Houten Castellum, about 5.5 km away. The home is outside the built-up area on a quiet road.
What do residents say about living in the area?
Residents across the municipality of Vijfheerenlanden give their living environment an average score of 8.41, based on eight reviews. One resident describes it as a quiet area, while another says it is a cosy village where everyone knows each other. Some residents mention there is little to do and no supermarket in the village itself.
How many rooms and bedrooms does the home have?
According to the agent, the home has seven rooms, four bedrooms and two bathrooms, spread over three floors. The living area is 182 m² according to the agent, while the BAG registration records 185 m². The volume is 879 m³. The home has a garden around it and a detached wooden garage.
Is the home freehold or leasehold?
The home is freehold ownership, which means you own the land and the property outright. The plot measures 848 m² according to both the BAG registration and the agent's listing. The home was built in 2019 and has an A+++ energy label.
