van Heemstraweg 8
Buitengebied Boven-Leeuwen, West Maas en Waal
AreaA quiet spot in the countryside
This detached house sits in the rural outskirts of Boven-Leeuwen, a village in the municipality of West Maas en Waal. The area is peaceful and open, with farmland and scattered homes defining the landscape. The asking price of €675,000 is on the high side compared to the average asking price in this neighbourhood. For context, you can compare it with other detached houses in West Maas en Waal.
The house itself
The house was built in 1928 and has an energy label F. The living area is 211 m² according to the BAG registration, and the plot measures 655 m². The asking price works out to €3,199 per m² based on the BAG floor area. The listing does not provide further details about the layout or any outdoor space.
The Buitengebied Boven-Leeuwen neighbourhood
The neighbourhood is home to around 775 people, with a mix of households. 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", though the same review notes there is "a lot of chatting, blathering about nonsense". Another resident mentions that neighbours "look out for each other or know each other", but also points out that the local supermarket closes early and is shut on Sundays, which means a car trip to nearby villages for groceries. These reviews reflect the wider municipality rather than this specific neighbourhood. You can read more about the Buitengebied Boven-Leeuwen neighbourhood.
Amenities and transport
The nearest primary school, De Mariaschool, is about a ten-minute walk away. For groceries, the SPAR express is a couple of streets away, while the Jumbo is roughly a ten-minute walk further. The GP practice Huisartsenpraktijk Lansdorp in Beneden-Leeuwen is a ten-minute walk, and the pharmacy Apotheek West Maas en Waal is just beyond that. Bus stops at Boven Leeuwen, Molenstraat and Boven-Leeuwen, Boven-Leeuwen are both around a five-minute walk, served by lines 42, 485 and 685. The nearest train station is Kesteren, about 6.4 km away. The municipality of the municipality of West Maas en Waal covers the surrounding villages and countryside.
WOZ value and address data
The WOZ value on 1 January 2025 was €638,000, and the asking price is 6% above that value. Between 2020 and 2025, the WOZ value rose by 63%, from €392,000 to €638,000. As for the address itself, the noise level from road traffic is 59 dB Lden, which is above the Dutch noise standard, based on 2022 data. The foundation risk indication is medium, and the soil is clay. The climate risk data shows a medium indication for pluvial flooding at heavy rain, an elevated current flood risk, and a medium flood risk for 2050. These are area-level indications from public data, not an inspection of this specific home.
Source
At the time of writing, the home is offered via MVS Janssen.
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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 van Heemstraweg 8, Boven-Leeuwen
What is the asking price for this detached house?
The asking price is €675,000. The price per square metre is €3,199, based on the BAG floor area of 211 m². The price verdict indicates the asking price is on the high side compared to the average asking price in this neighbourhood. The WOZ value on 1 January 2025 was €638,000, which means the asking price sits 6% above that valuation.
What is the energy label and what does it mean for costs?
The energy label is F. This is a low label, so expect relatively high energy costs for heating and electricity. The house was built in 1928, which is reflected in the label. The listing does not mention any specific insulation measures or heating installations, so the running costs will depend on the current systems and how the home is used.
What is the WOZ value and how has it developed?
The WOZ value on 1 January 2025 was €638,000. Between 2020 and 2025, the value increased by 63%, from €392,000 to €638,000. The asking price of €675,000 is 6% above the most recent WOZ value. The WOZ value is the municipal valuation for tax purposes, not the current market value.
What are the risks for this address?
The address has a medium foundation risk indication, with clay soil noted. The noise level from road traffic is 59 dB Lden, which is above the Dutch noise standard, based on 2022 data. For climate, the pluvial flooding risk at heavy rain is medium, the current flood risk is elevated, and the flood risk for 2050 is medium. These are area-level indications from public data, not an inspection of this specific home.
Which supermarkets are nearby?
The nearest supermarket is the SPAR express, about 1.6 km away. The Jumbo is at 2.2 km, the Aldi at 2.7 km, and the Lidl at 3 km. There are ten supermarkets within a 5 km radius. A resident of the municipality noted that the local shop closes early and is closed on Sundays, which can mean a car trip for groceries.
What schools are in the area?
The nearest primary school is De Mariaschool, about 1 km away. Other primary schools within reach include Basisschool de Leeuwenkuil, Openbare Basisschool De Wijzer and 't Geerke, all around 2.4 to 2.6 km. For secondary education, Pax Junior is at 2.4 km. There are 17 schools within a 5 km radius in total.
How is the public transport connection?
The nearest bus stops are Boven Leeuwen, Molenstraat and Boven-Leeuwen, Boven-Leeuwen, both about 630 m away. They are served by bus lines 42, 485 and 685. The nearest train station is Kesteren, at 6.4 km. The bus lines connect to surrounding villages and towns, though specific destinations and frequencies are not listed.
What is the neighbourhood like?
The Buitengebied Boven-Leeuwen neighbourhood has around 775 residents. About 40% of households have children, and 25% are single-person households. Residents across the municipality of West Maas en Waal rate their living environment 8.03 out of 10, based on eight reviews. One resident describes it as "independent, quiet, live and let live", while another mentions that neighbours look out for each other. These reviews reflect the wider municipality, not just this neighbourhood.
