Abeliaerf 16
De Erven, Vijfheerenlanden
AreaA modern semi-detached home in De Erven
This is a brand-new semi-detached house on Abeliaerf 16, built in 2023 and finished to a high standard. It sits in De Erven, a quiet residential area in Hoef En Haag, a village in the municipality of Vijfheerenlanden. The asking price of €979,000 is on the high side compared with the average asking price for similar homes in the neighbourhood. For context, the asking price works out at €5,439 per square metre of living space, based on the agent's floor area. If you are looking at semi-detached houses in Vijfheerenlanden, this one stands out for its recent construction and generous proportions.
Inside the house
The agent describes a six-room layout with five bedrooms and one bathroom spread over three floors, with a total volume of 731 cubic metres. The living area is given as 180 square metres in the agent's listing, while the BAG registration records 191 square metres. The plot measures 293 square metres according to both the agent and the BAG registration. The energy label is A+++, which is an efficient label, so expect relatively low energy costs. The home was built in 2023, so it is a recent construction.
Life in De Erven
De Erven is a small neighbourhood with around 615 residents, and it feels like a close-knit community. Residents across the municipality of Vijfheerenlanden give their living environment an average score of 8.41, based on eight reviews. One resident says: "Quiet area, little to do for adults and children. Clean neighbourhood. Many primary schools for the little ones." Another adds: "It is a quiet neighbourhood. But there is also plenty of cosiness and often things to do." A third resident mentions: "Cosy village where everyone knows each other... The football club and church provide a lot of interaction and connections." The neighbourhood has a high share of families, with 62% of households having children. There were 12 reported crimes in the area, which you can interpret for yourself. This is the De Erven neighbourhood in a nutshell.
Amenities and getting around
The nearest GP, Huisartsenpraktijk Hoef en Haag, is just around the corner, and the pharmacy, Service Apotheek Vianen, is a ten-minute walk away. For groceries, the Albert Heijn and Jumbo are both about 1.8 kilometres away, a couple of streets further. The nearest primary school, Het Avontuur, is a ten-minute walk, and there are several other schools within a few kilometres. For public transport, the bus stop Hoef en Haag-Noord is a ten-minute walk and serves lines 64, 74, 84, N5 and Flex. The nearest train station, Houten Castellum, is about 5 kilometres away. This is all within the municipality of Vijfheerenlanden, where the village offers a quiet pace of life.
WOZ and address data
There is no WOZ value available for this property in the data. The address-level risk data from public sources indicates that road traffic noise is above the standard, at 52 dB Lden for the reference year 2022. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. Pluvial flooding at heavy rain is indicated as elevated, and the current flood risk is also elevated, while the flood risk for 2050 is low. 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 only via Brecheisen Makelaars Leidsche Rijn B.V.
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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 Abeliaerf 16, Hoef En Haag
What is the asking price for this semi-detached house?
The asking price is €979,000. This is on the high side compared with the average asking price for similar homes in the neighbourhood, according to the precomputed comparison. The price per square metre of living space is €5,439, based on the agent's floor area of 180 square metres. The home was built in 2023 and has an A+++ energy label.
How many rooms and bedrooms does this home have?
According to the agent, the home has six rooms in total, including five bedrooms and one bathroom, spread over three floors. The total volume is 731 cubic metres. The living area is listed as 180 square metres by the agent, while the BAG registration records 191 square metres. The plot measures 293 square metres.
What is the energy label and what does it mean for costs?
The energy label is A+++, which is an efficient label. This means you can expect relatively low energy costs for heating and electricity, because the home is built to a high energy standard. The home was constructed in 2023, so it is a recent build. No specific insulation details are stated in the listing.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public area-level data. The soil is clay, which is sensitive to settling, but the overall risk level is given as low. This is an area-level indication from public sources, not an inspection of this specific home. The data comes from sources such as the Atlas Leefomgeving and KCAF.
What are the flood risks for this property?
The address-level risk data indicates that pluvial flooding at heavy rain is elevated, and the current flood risk is also elevated. However, the flood risk for 2050 is projected as low. These are area-level indications from public data, not an assessment of this specific home. The information comes from the Klimaateffectatlas and other public sources.
What is the noise situation around this home?
The address-level risk data shows road traffic noise at 52 dB Lden, which is above the noise standard, for the reference year 2022. This is an area-level indication from public data, not a measurement at the property itself. The data comes from the Atlas Leefomgeving. You can interpret this figure in the context of the quiet neighbourhood described by residents.
Which supermarkets and schools are nearby?
The nearest supermarkets are Albert Heijn and Jumbo, both about 1.8 kilometres away. The nearest primary school is Het Avontuur, about 600 metres away, followed by Meester Vos at about 1.5 kilometres. There are 16 supermarkets and 23 schools within 5 kilometres. The nearest GP, Huisartsenpraktijk Hoef en Haag, is about 600 metres away.
What public transport options are available?
The nearest bus stop is Hoef en Haag, Hagesteinsestraat, about 500 metres away, serving the Flex line. The Hoef en Haag-Noord stop, about 700 metres away, serves lines 64, 74, 84, N5 and Flex. The nearest train station is Houten Castellum, about 5 kilometres away. This gives you options for getting around the region.
What do residents say about living in this area?
Residents across the municipality of Vijfheerenlanden give their living environment an average score of 8.41, based on eight reviews. One resident describes it as a "quiet area" with a "clean neighbourhood" and many primary schools. Another says it is a "cosy village where everyone knows each other" with a nice market and plenty of playgrounds. A third notes it is quiet but with plenty of cosiness and things to do.
How large is the plot and living area?
The plot measures 293 square metres, according to both the agent and the BAG registration. The living area is given as 180 square metres in the agent's listing, while the BAG registration records 191 square metres. The home has three floors and a total volume of 731 cubic metres. The price per square metre is €5,439, based on the agent's floor area.
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