van Heemstraweg 84
Kern Beneden-Leeuwen, West Maas en Waal
AreaA detached house in Beneden-Leeuwen
This detached house on van Heemstraweg 84 sits in Kern Beneden-Leeuwen, a neighbourhood within the town of Beneden-Leeuwen in the municipality of West Maas en Waal. The home was built in 1960 and carries an A+++ energy label, which is an efficient label. With a living area of 129 square metres according to the BAG registration, the asking price of €475,000 works out at €3,682 per square metre. That price is keen, sitting 23% below the neighbourhood average asking price of €617,036. For context, detached houses in West Maas en Waal are part of the local market picture.
The home itself
The listing does not provide details on the layout, number of rooms, or outdoor space. What is known is that the house dates from 1960 and has an A+++ energy label. The plot measures 322 square metres according to the BAG registration. The asking price of €475,000 is 9% above the WOZ value of €434,000, which was set on 1 January 2025. Between 2020 and 2025, the WOZ value rose by 92%, from €226,000 to €434,000.
Kern Beneden-Leeuwen
Kern Beneden-Leeuwen is home to around 6,010 residents, with a mix of household types. 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 notes that people are united and look out for each other, while another mentions that the neighbourhood is independent and quiet, though they add there is a lot of chatting. The reviews reflect the wider municipality rather than this specific neighbourhood. The Kern Beneden-Leeuwen neighbourhood is where this home is located.
Amenities and transport
Daily errands are well covered. A Lidl is just around the corner, with an Aldi and a Jumbo a couple of streets away. For primary education, Basisschool de Leeuwenkuil and Openbare Basisschool De Wijzer are both a five-minute walk, as is Pax Junior for secondary education. The nearest GP, Huisartsenpraktijk Lansdorp, and the pharmacy, Apotheek West Maas en Waal, are both within a ten-minute walk. The nearest bus stop, Beneden Leeuwen, Akkerstraat, is a five-minute walk away and serves lines 42, 165, 485 and 685. The nearest train station is Tiel, about 6.4 kilometres away. The municipality of West Maas en Waal covers this area.
WOZ and address data
The WOZ value of €434,000 was set on 1 January 2025, and the asking price sits 9% above that figure. Over the five years to 2025, the WOZ value increased by 92%, from €226,000 to €434,000. As for address-level risks, these are area-level indications rather than an inspection of this specific home. The noise load from road traffic is 61 dB Lden, which is above the noise standard. The foundation risk indication is medium, and the soil type is clay. Pluvial flooding at heavy rain is elevated, as is the current flood risk, while the flood risk for 2050 is medium. Heat stress is currently low, moving to medium by 2050.
Source
At the time of writing, the home is offered via multiple channels, including MVS Janssen Garantiemakelaars.
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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 84, Beneden-Leeuwen
What is the asking price for this detached house?
The asking price is €475,000. That is 23% below the neighbourhood average asking price of €617,036, which makes the price keen according to the comparison with other homes currently for sale in Kern Beneden-Leeuwen. The price per square metre, based on the BAG living area of 129 square metres, is €3,682.
What is the energy label of this home?
The energy label is A+++, which is an efficient label. This stands out in the neighbourhood, where only 14.3% of the homes currently for sale have an A+ label or better. The home was built in 1960, and the energy label is a separate fact from the year of construction.
What is the WOZ value of this property?
The WOZ value is €434,000, set on 1 January 2025. The asking price of €475,000 is 9% above this municipal valuation. Between 2020 and 2025, the WOZ value rose by 92%, from €226,000 to €434,000. The WOZ value is the municipal valuation for tax purposes, not the current market value.
What are the address-level risk indications for this home?
The address-level risk data, which are area-level indications rather than an inspection of this specific home, show a noise load from road traffic of 61 dB Lden, above the noise standard. The foundation risk indication is medium, with clay soil. Pluvial flooding at heavy rain is elevated, as is the current flood risk, while the flood risk for 2050 is medium. Heat stress is currently low, moving to medium by 2050.
Which supermarkets are near this home?
A Lidl is about 684 metres away, just around the corner. An Aldi and a Jumbo are both within about 875 to 879 metres, a couple of streets away. A SPAR express is about 1.3 kilometres away, and a full SPAR is about 2.9 kilometres away. In total, there are seven supermarkets within five kilometres.
What schools are close to this home?
For primary education, Basisschool de Leeuwenkuil and Openbare Basisschool De Wijzer are both about 380 metres away, a five-minute walk. Pax Junior, a secondary school, is also about 380 metres away. De Mariaschool is about 2.5 kilometres away, and Basisschool De Laak is about 3.3 kilometres away. There are nine schools within five kilometres.
How is public transport in this area?
The nearest bus stop is Beneden Leeuwen, Akkerstraat, about 425 metres away, a five-minute walk. It serves bus lines 42, 165, 485 and 685. Two other stops, Beneden-Leeuwen, N323/Carpoolplaats and Beneden Leeuwen, PWA Brug, are about a kilometre away. The nearest train station is Tiel, about 6.4 kilometres away.
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 says people are united and look out for each other, while another describes the area as independent and quiet, though they mention there is a lot of chatting. These reviews reflect the wider municipality, not specifically the Kern Beneden-Leeuwen neighbourhood.
What is the neighbourhood like in terms of demographics?
Kern Beneden-Leeuwen has around 6,010 residents. The average household size is 2.2 people. About 32% of households are single-person households, 32% are households with children, and 36% are households without children. The age distribution shows 28% of residents are 65 or older, and 29% are between 45 and 65.
