A new build on the Zandstraat
This detached house on the Zandstraat in Beneden-Leeuwen is brand new, completed in 2025. It sits in the heart of the village, yet in a residential street, with the convenience of shops and schools close by. The asking price of €1,085,000 is on the high side, compared with the average asking price in the neighbourhood. For context, the price per square metre is €4,801, based on the agent's floor area. If you are looking at the wider market, this home is one of the detached houses in West Maas en Waal currently for sale.
Inside the home
The agent describes this as a fully insulated, energy-efficient home with an A+++ label. It has seven rooms, five bedrooms and one bathroom spread over three floors, with a total volume of 887 cubic metres. The living area is listed as 226 m² by the agent, while the BAG registration records 216 m². The plot is given as 484 m² by the agent, against 364 m² in the BAG registration. The garden, which faces south and is accessible via the back, measures 171 m², and there is also a front garden. The home has underfloor heating throughout and a heat pump. It is freehold, and there is no garage, though one could be added.
Life in Kern Beneden-Leeuwen
Beneden-Leeuwen is a village where people know each other, and the reviews from residents of the municipality of West Maas en Waal reflect that. One resident says: "United and everyone looks out for each other or knows each other." Another is less positive, mentioning a lack of contact with neighbours. The average score given by residents across the municipality is 8.03, based on eight reviews. The village has around 6,010 inhabitants, and a good share of the housing stock dates from between 1970 and 1990. This new build stands out in a village where older homes are the norm. For more on the area, see the Kern Beneden-Leeuwen neighbourhood.
Amenities and getting around
Daily errands are easy from here. The Lidl is on your doorstep, with the Aldi just around the corner and a Jumbo a couple of streets away. For primary education, Basisschool de Leeuwenkuil and Openbare Basisschool De Wijzer are both a ten-minute walk, and Pax Junior for secondary education is nearby too. The GP practice Huisartsenpraktijk Lansdorp, locatie Beneden Leeuwen is a ten-minute walk, and Apotheek West Maas en Waal is just around the corner. The nearest bus stop, Beneden-Leeuwen, N323/Carpoolplaats, is a ten-minute walk away, with lines 42 and 165. The train station at Tiel is about 5.8 km from the home. For a broader view of the area, the municipality of West Maas en Waal has more information.
WOZ and address data
No WOZ value is available for this home in the data. The address-level risk indications, based on public data from Atlas Leefomgeving, KCAF and the Klimaateffectatlas, are area-level indications rather than an inspection of this specific property. The noise level from road traffic is 51 dB Lden, which is above the noise standard, while industrial noise is 49 dB Lden, below the standard. The foundation risk indication is low, though the soil is clay, which is sensitive to settlement. For pluvial flooding, the indication is medium, and the current flood risk is elevated, dropping to medium by 2050. Heat stress is currently low, rising to medium by 2050.
Source and agent
At the time of writing, the home is offered via multiple channels, including Van Erp Makelaardij B.V. and listings on Huispedia and Funda.
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Frequently asked questions
About Zandstraat 139A, Beneden-Leeuwen
How does the asking price compare with other homes in the neighbourhood?
The asking price of €1,085,000 is 76% above the average asking price in the neighbourhood, which is €614,962. The price per square metre is €4,801, based on the agent's floor area of 226 m². The neighbourhood average asking price per square metre is €4,191. This puts the home on the high side of the local market, according to the precomputed comparison.
What is the layout of this detached house?
The agent lists seven rooms, five bedrooms and one bathroom across three floors. The living area is 226 m² according to the agent, while the BAG registration records 216 m². The plot is 484 m² per the agent, against 364 m² in the BAG registration. The home has a south-facing garden of 171 m², accessible via the back, and a front garden. There is no garage, but one could be added.
What is the energy label and what does it mean for running costs?
The energy label is A+++, which is an efficient label. This means the home is designed to use relatively little energy for heating and hot water, so you can expect lower energy bills compared with less efficient homes. The agent also states the home is fully insulated, with roof, wall and floor insulation and HR glazing, and has underfloor heating throughout and a heat pump.
What is the foundation risk for this address?
The foundation risk indication for this address is low, based on area-level data from KCAF. The soil is clay, which is sensitive to settlement, but this is an indication for the area, not an inspection of this specific home. The home was built in 2025, so it is new construction, but the risk data does not take the age of the building into account.
What are the flood and climate risks for this location?
According to the Klimaateffectatlas, the pluvial flooding indication is medium, meaning there is a moderate chance of water on the street during heavy rain. The current flood risk from rivers is elevated, dropping to medium by 2050. Heat stress is currently low, rising to medium by 2050. These are area-level indications, not a guarantee for this specific property.
Which supermarkets are closest to this home?
The Lidl is the nearest supermarket, at about 256 metres, so it is on your doorstep. The Aldi is about 657 metres away, just around the corner, and the Jumbo is about 1.1 km away, a couple of streets further. There are also a SPAR express and a SPAR within a few kilometres, giving you several options for daily groceries.
What schools are near this property?
For primary education, Basisschool de Leeuwenkuil and Openbare Basisschool De Wijzer are both about 881 metres away, a ten-minute walk. Pax Junior, a secondary school, is also about 881 metres away. There are more schools within a few kilometres, including De Mariaschool and Basisschool De Laak, so there are several choices for families with children.
How is the public transport connection from this address?
The nearest bus stop is Beneden-Leeuwen, N323/Carpoolplaats, about 798 metres away, served by lines 42 and 165. Another stop, Beneden Leeuwen, PWA Brug, is about 799 metres away with lines 42, 485 and 685. The nearest train station is Tiel, about 5.8 km away, which you would need to reach by bus or car.
What do residents say about living in this area?
Residents of the municipality of West Maas en Waal give an average score of 8.03, based on eight reviews. One resident says: "United and everyone looks out for each other or knows each other." Another mentions a lack of contact with neighbours. The reviews cover the wider municipality, not just this neighbourhood, so they give a general impression of the area.
Is there a WOZ value available for this home?
No WOZ value is stated in the listing data for this home. The WOZ value is determined by the municipality and is not part of the agent's listing. Without it, there is no official valuation to compare with the asking price. The asking price is €1,085,000, and the price per square metre is €4,801, based on the agent's floor area.
