A modern home on the water
This detached house on Westkanaalweg 14 sits on the edge of Papenveer, a small village in the municipality of Nieuwkoop. The setting is quiet and rural, with open views and direct access to the water, making it a peaceful spot to come home to. Built in 2020, the home combines a recent build with a generous plot of 1410 m² according to the BAG registration, while the agent lists the plot at 1508 m². The asking price is €1,095,000, which is 35% above the average asking price of €811,190 for homes in the neighbourhood. For context, the average price per m² in the area is €6,335, and this home is listed at €6,404 per m² based on the agent's floor area. If you are considering detached houses in Nieuwkoop, this one stands out for its recent construction and waterside position.
Inside the house
The agent describes the home as fully insulated, with partial underfloor heating, a heat recovery system and a heat pump, which supports the A+++ energy label. The layout includes five rooms, four bedrooms and one bathroom spread over three floors, with a total volume of 632 m³. The living area is listed as 173 m² according to the BAG registration, while the agent states 171 m². The property is freehold, so you own both the house and the land outright. The garden wraps around the house, offering outdoor space on all sides.
Life in Papenveer
Papenveer is a small community of around 1,195 residents, where a large share of the housing stock consists of owner-occupied homes. Residents across the municipality of Nieuwkoop give their living environment an average score of 8.73, based on five reviews. One resident describes the area as a cosy neighbourhood where everyone knows each other, with regular community parties and amenities such as schools, a supermarket and a football club. Another resident notes that it is quiet, apart from the planes from Schiphol, and that neighbours are there for you when you need them. A third resident mentions a playground on the outskirts of the village next to a park, and says they have lived there happily for a long time. These reviews reflect the wider municipality rather than Papenveer specifically, but they give a sense of the local character. The neighbourhood has a mix of age groups, with a notable share of residents between 45 and 65 years old. For more on the local area, you can read about the Papenveer neighbourhood.
Amenities and transport
The nearest supermarket is a SPAR, just around the corner, with a Coop and an Aldi a couple of streets further away. For primary education, SWS De Veenvogel is a ten-minute walk, and IKC De Poel Langeraar is also within reach. The nearest GP is Huisartsenpraktijk Langeraar in Ter Aar, about 1.3 km away, while the pharmacy, Apotheek Ter Aar, is a bit further. The nearest bus stop is Papenveer, Sluispad, a five-minute walk, served by bus line 727. The nearest train station is Alphen a/d Rijn, about 8.5 km away. The municipality of Nieuwkoop offers a range of amenities and services, and you can find more about the municipality of Nieuwkoop online.
WOZ value and address data
The WOZ value of the home is €892,000, based on the reference date of 1 January 2025. The asking price is 23% above this WOZ value, a comparison that reflects the municipal valuation rather than the current market value. Between 2020 and 2025, the WOZ value rose by 45%, from €615,000 to €892,000. As for the address, the area-level risk data indicates a medium foundation risk, with peat soil that is sensitive to settlement, and 66% of properties in this postcode area were built before 1970. The noise level from road traffic is 59 dB Lden, and from air traffic 51 dB Lden, both above the noise standard. The climate risk indications show low pluvial flooding risk, with a medium flood risk both currently and in 2050. These are area-level indications from public data, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including Makelaarsland and listings on Funda and Huispedia. The main agent is Makelaarsland.
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Features
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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 Westkanaalweg 14, Ter Aar
How does the asking price compare to the WOZ value?
The asking price of €1,095,000 is 23% above the WOZ value of €892,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The average asking price for homes in the neighbourhood is €811,190, and this home is listed 35% above that figure. These comparisons are factual and do not imply any judgement about the asking price.
What is the layout of this detached house?
According to the agent, the home has five rooms, including four bedrooms and one bathroom, spread over three floors. The total volume is 632 m³. The living area is listed as 173 m² according to the BAG registration, while the agent states 171 m². The property is freehold, meaning you own the house and the land. The garden wraps around the house, and the setting is described as quiet, rural and open, with direct access to the water.
What is the energy label and what does it mean?
The home has an energy label of A+++, which is an efficient label. The agent describes the property as fully insulated, with partial underfloor heating, a heat recovery system and a heat pump. These features support the high label, though the label itself is an official rating. With an efficient label, you can generally expect lower energy costs compared to less efficient homes, though actual costs depend on usage and energy prices.
What is the foundation risk for this address?
The area-level risk data indicates a medium foundation risk for this address. The soil type is peat, which is sensitive to settlement, and 66% of properties in this postcode area were built before 1970. This is an area-level indication from public data, not an inspection of this specific home. The home itself was built in 2020, but the risk data reflects the broader area rather than the condition of this particular property.
What are the noise levels around this home?
The area-level data shows a road traffic noise level of 59 dB Lden and an air traffic noise level of 51 dB Lden, both above the noise standard. These figures come from public data at the address level and are indications for the area, not measurements taken at the property itself. One resident of the municipality mentioned that it is quiet except for the planes from Schiphol, which aligns with the air traffic noise indication.
What amenities are nearby?
The nearest supermarket is a SPAR at 1.4 km, with a Coop and an Aldi within about 2.4 km. For primary education, SWS De Veenvogel is 1.8 km away, and IKC De Poel Langeraar is 2.0 km away. The nearest GP is Huisartsenpraktijk Langeraar in Ter Aar, 1.3 km away, and the pharmacy, Apotheek Ter Aar, is 2.8 km away. A hospital outpatient clinic is located in Nieuwveen, 2.2 km away.
How is the public transport connection?
The nearest bus stop is Papenveer, Sluispad, 432 metres away, served by bus line 727. There are additional stops on the same line at Nieuwveen, Kattenbrug and Langeraar, Kerkpad. The nearest train station is Alphen a/d Rijn, about 8.5 km away.
What is the neighbourhood like?
Papenveer is a small village with around 1,195 residents. The housing stock is predominantly owner-occupied, with 85% of homes being owner-occupied. Residents across the municipality of Nieuwkoop give their living environment an average score of 8.73, based on five reviews. One resident describes it as a cosy neighbourhood where everyone knows each other, with regular community parties and amenities such as schools and a supermarket. Another mentions it is quiet, apart from the planes from Schiphol.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value of this home increased by 45%, from €615,000 to €892,000. The reference date for the current WOZ value is 1 January 2025. This development reflects the municipal valuation over that period, which has risen steadily each year. The asking price is currently 23% above the latest WOZ value, which is a precomputed comparison and does not imply any judgement about the asking price.
