A striking villa on the water's edge
This detached villa sits in the Verspreide bebouwing Essepolder, a quiet corner of Nieuwerkerk aan den IJssel. Built in 2015, it is a recent addition to an area where older homes dominate. The asking price of €2,895,000 is on the high side, sitting 175% above the average asking price in the neighbourhood. For context, the average price per m² in the area is €5,313, while this home is listed at €7,238 per m². If you are looking at detached houses in Zuidplas, this one stands out for its size and setting.
A spacious home with room to spread out
According to the agent, this villa offers 400 m² of living space across three floors, with seven rooms, five bedrooms and two bathrooms. The BAG registration records 371 m², a difference the agent does not explain. The plot is a generous 3,950 m², with a garden that wraps around the house. There is a carport and an indoor garage, and the property is freehold. The home is insulated in the roof, walls and floor, and is heated by a central heating boiler, a gas fireplace and partial underfloor heating. The setting is described as being on the water, sheltered, within a residential area and with an open view.
Life in the Verspreide bebouwing Essepolder
This is a small neighbourhood of around 970 residents, with a mix of ages and household types. Most homes are owner-occupied, and the area feels established. Residents of the wider district of Nieuwerkerk aan den IJssel give their surroundings an average score of 8.23, based on five reviews. One resident says: "Everything in the neighbourhood is well organised and kept clean. The gardens are usually tidy. Within 5 minutes you are at the shopping centre and the station." Another notes: "I have lived here my whole life and really like it. As a child you could play well here and now as a student it's easy to travel from." The reviews reflect a quiet, well-kept area, though one resident mentions that inclusivity could be improved. For more on the area, see the Verspreide bebouwing Essepolder neighbourhood.
Daily life and getting around
For groceries, the nearest Lidl is a ten-minute walk away, with a PLUS and another Lidl a couple of streets further. The closest primary schools are pcb De Sjalomschool and De Wingerd, both about a ten-minute walk from home. The GP practice HOED Nieuwerkerk a/d IJssel and Apotheek Dorrestein are both within a couple of streets. Bus line 606 stops at Pastel, just around the corner, and at Ringvaartpark a short walk further. The nearest train station, Nieuwerkerk a/d IJssel, is a ten-minute walk away. The wider area falls under the municipality of Zuidplas.
WOZ and address data
No WOZ value is recorded for this property, so there is no municipal valuation to compare with the asking price. The address does carry some area-level risk indications. The noise level from road traffic is 50 dB Lden, which is above the norm, while railway and aircraft noise stay below their norms. The foundation risk indication is medium, based on peat soil that is sensitive to settlement, and the area is flagged as a KCAF attention zone. Pluvial flooding at heavy rain is rated low, while the current flood risk and the 2050 projection are both medium. These are indications at area level, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including Van Herk Makelaars Excellent | Baerz & Co and the same agent 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 's-Gravenweg 46C, Nieuwerkerk Aan Den Ijssel
How does the asking price compare to other homes in the neighbourhood?
The asking price of €2,895,000 is 175% above the average asking price in the Verspreide bebouwing Essepolder, which stands at €1,051,538. The median asking price in the area is €875,000, and the highest asking price among the 13 homes currently for sale is €2,790,000. At €7,238 per m², this villa is also well above the neighbourhood average of €5,313 per m².
What is the layout of this villa?
According to the agent, the villa has seven rooms, five bedrooms and two bathrooms spread over three floors. The living area is listed as 400 m², while the BAG registration records 371 m². The plot measures 3,950 m² and includes a garden that wraps around the house. There is a carport and an indoor garage, and the property is freehold.
Is there a WOZ value available for this property?
No WOZ value is recorded for this property in the available data. The WOZ value is the municipal valuation used for tax purposes, and it is not stated here. Without it, there is no official municipal valuation to compare with the asking price of €2,895,000.
What are the noise levels around this address?
The area-level noise data shows road traffic noise at 50 dB Lden, which is above the Dutch norm. Railway noise is measured at 31 dB Lden and aircraft noise at 34 dB Lden, both below their respective norms. These figures come from public data at address level and are indications for the area, not a measurement taken at this specific home.
What is the foundation risk for this property?
The foundation risk indication for this address is medium. The soil is peat, which is sensitive to settlement, and the area is flagged as a KCAF attention zone. In this postcode area, 34% of buildings were constructed before 1970, and 2% of buildings in the neighbourhood have an elevated risk of pile rot. These are area-level indications from public data, not an inspection of this villa.
What amenities are within walking distance?
The nearest Lidl supermarket is about a ten-minute walk away, with a PLUS and another Lidl a bit further. Primary schools including pcb De Sjalomschool and De Wingerd are also around a ten-minute walk. The GP practice HOED Nieuwerkerk a/d IJssel and Apotheek Dorrestein are both within a couple of streets. Bus line 606 stops at Pastel, just around the corner.
How do residents rate the wider district?
Residents of the wider district of Nieuwerkerk aan den IJssel give their surroundings an average score of 8.23, based on five reviews. One resident says: "Everything in the neighbourhood is well organised and kept clean. The gardens are usually tidy. Within 5 minutes you are at the shopping centre and the station." Another notes that the neighbours are nice and friendly, and that it is easy to travel from the area as a student.
What is the flood risk for this address?
The area-level data indicates that pluvial flooding at heavy rain is rated low. The current flood risk is rated medium, and the projection for 2050 is also medium. These are indications based on public risk data at address level, not an assessment of this specific property.
How does the living area compare to the neighbourhood average?
The agent lists the living area at 400 m², which is 85% larger than the neighbourhood average of 216 m². The BAG registration records 371 m², which is still well above the average. The plot of 3,950 m² is also substantial, giving this villa a much larger footprint than most homes in the area.
What is the energy label of this home?
The energy label is A++, which is an efficient label. This means the home is expected to have relatively low energy costs compared to less efficient labels. The home was built in 2015, and the agent states that the roof, walls and floor are insulated, with heating provided by a central heating boiler, a gas fireplace and partial underfloor heating.
