Berltsumerdyk 38
Menaam West, Waadhoeke
AreaA 1913 semi-detached home in Menaam
Berltsumerdyk 38 sits on a quiet road in a residential part of Menaam, a village in the municipality of Waadhoeke. The semi-detached house dates from 1913 and carries energy label D. With an asking price of €325,000, the price per square metre comes to €3,457 based on the agent's floor area. That puts the asking price on the high side compared with other semi-detached houses in Waadhoeke.
Inside the house
According to the agent, the home has four rooms, three bedrooms and one bathroom spread over two floors, with a volume of 323 cubic metres. The living area is listed as 94 square metres by the agent, while the BAG registration records 86 square metres. The plot measures 260 square metres. There is a front, side and rear garden, with the rear garden facing northeast and accessible via the back. A detached brick garage is included. The property is freehold, and the agent lists insulation in the roof, walls and floor, plus HR glazing. Heating comes from a combination of a central heating boiler, partial underfloor heating and a heat pump.
Life in Menaam West
Menaam West is home to around 1,075 people, and the housing stock is almost entirely made up of single-family homes. Residents across the municipality of Waadhoeke give their living environment an average score of 7.76, based on twenty reviews. One resident describes the surroundings as quiet with plenty of choice in schools, though with little to do for adults and children. Another says people are friendly and that you can count on those who live there. A third review is less positive, mentioning drunk people and empty, dilapidated houses. The reviews cover the wider municipality rather than this neighbourhood specifically. For a closer look at the area, see the Menaam West neighbourhood.
Amenities and transport
The Poiesz supermarket is on your doorstep, and a GP practice is just around the corner. IKC Eben Haëzer primary school is a couple of streets away. Bus line 893 stops at Menaam, Rypsterdyk just around the corner, and line 97 stops at Orxmasingel a short walk away. The nearest train station is Dronryp, about five kilometres off. For secondary education, the nearest school is nearly nine kilometres away, and the pharmacy is in St.-Annaparochie. The wider surroundings fall under the municipality of Waadhoeke.
WOZ value and address data
The WOZ value was set at €202,000 on 1 January 2025, and the asking price sits 61% above that figure. Between 2020 and 2025 the WOZ value rose by 45%, from €139,000 to €202,000. As for address-level risks, these are area-level indications rather than an inspection of this home. Road traffic noise is measured at 47 dB, aircraft noise at 46 dB and industrial noise at 48 dB, none above the noise standard. The foundation risk indication is medium, and pluvial flooding at heavy rain is elevated, with a medium current flood risk. Heat stress is currently low.
Source
At the time of writing, the home is offered via Hellema Makelaars and through a second channel.
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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 Berltsumerdyk 38, Menaam
How does the asking price compare with the WOZ value?
The asking price of €325,000 is 61% above the WOZ value of €202,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. Between 2020 and 2025 the WOZ value rose by 45%, from €139,000 to €202,000.
What is the layout of this semi-detached house?
The agent describes the home as having four rooms, three bedrooms and one bathroom across two floors. The living area is listed as 94 square metres by the agent, while the BAG registration records 86 square metres. The plot measures 260 square metres. There is a front, side and rear garden, with the rear garden facing northeast and accessible via the back.
What does the energy label D mean for this home?
Energy label D sits in the middle of the scale, so heating costs will be moderate compared with the most efficient labels. The agent lists insulation in the roof, walls and floor, plus HR glazing. Heating comes from a central heating boiler, partial underfloor heating and a heat pump. The label itself does not say anything about the condition of the building.
What is the foundation risk for this address?
The foundation risk indication for this address is medium. This is an area-level indication based on public data, not an inspection of this specific home. The home was built in 1913 on clay soil, and 56% of properties in this postcode area were built before 1970. The indication comes from sources such as KCAF and the Atlas Leefomgeving.
What are the flood and climate risks at this address?
The pluvial flooding risk at heavy rain is elevated, and the current flood risk is medium, dropping to low by 2050. Heat stress is currently low but is expected to become medium by 2050. These are area-level indications from the Klimaateffectatlas, not an assessment of this particular property.
Which supermarkets are near this home?
The nearest supermarket is Poiesz, just 109 metres away on your doorstep. Three Poiesz stores are within five kilometres, and an Albert Heijn is about 6.3 kilometres off. For daily groceries, the closest option is within easy walking distance.
What schools are close by?
IKC Eben Haëzer primary school is 334 metres away, a couple of streets from the home. OBS Lyts Libben is about 2.5 kilometres off. For secondary education, the nearest school is nearly nine kilometres away, so a commute will be needed for older children.
What public transport options are available?
Bus line 893 stops at Menaam, Rypsterdyk, 266 metres away, and line 97 stops at Orxmasingel, 431 metres off. The nearest train station is Dronryp, about 4.8 kilometres away. The bus stops are within easy walking distance of the home.
What do residents say about living in this area?
Residents across the municipality of Waadhoeke give their living environment an average score of 7.76, based on twenty reviews. One resident mentions quiet surroundings and plenty of choice in schools, while another says people are friendly and you can count on them. A less positive review mentions drunk people and empty, dilapidated houses. These reviews cover the wider municipality, not just Menaam West.
What is the noise situation at this address?
Road traffic noise is measured at 47 dB, aircraft noise at 46 dB and industrial noise at 48 dB, none of which exceeds the noise standard. These figures come from the Atlas Leefomgeving and are area-level indications rather than measurements taken at the property itself.
