A semi-detached home on a quiet road
This semi-detached house from 1913 sits on a quiet road in a residential area of Menaam, a village in the municipality of Waadhoeke. With four rooms and three bedrooms spread over two floors, it offers a classic family layout. The asking price is €325,000, which is 17% below the average asking price of €391,000 for homes in this neighbourhood, and it is the cheapest of the five homes currently for sale here. For more context, you can compare it with other [semi-detached houses in Waadhoeke]( /koopwoningen/waadhoeke/twee-onder-een-kapwoningen/).
The home itself
The agent describes this as a single-family, semi-detached house with a living area of 94 m², though the BAG registration lists 86 m². The plot is 260 m² according to both sources. There are four rooms, three bedrooms, and one bathroom. The home has a garden at the back (68 m²), a front garden, and a side garden, with the back garden facing northeast and accessible via the back alley. There is also a detached brick garage. The property is fully owned. According to the agent, the insulation includes roof insulation, HR glazing, wall insulation, and floor insulation. Heating is provided by a central heating boiler, partial underfloor heating, and a heat pump. The energy label is C.
Life in Menaam West
Menaam West is a small neighbourhood with about 1,075 residents, and the homes here are mostly owner-occupied. Residents of the municipality of Waadhoeke give their living environment an average score of 7.76, based on 20 reviews. One resident says: "Quiet surroundings, plenty of choice in schools, nature is fine, unfortunately very little to do for both adults and children." Another resident, giving a score of 9.71, says: "It's a fantastic neighbourhood, people are friendly. You can count on the people who live there." A third review, with a score of 3.0, mentions "everywhere drunk people, many empty dilapidated houses." These reviews reflect the wider municipality, not just this neighbourhood. For a closer look at what this area is like, see [the Menaam West neighbourhood]( /buurt/menaam-west-waadhoeke/).
Amenities and transport
For daily errands, the Poiesz supermarket is just around the corner, about 109 metres away. The nearest primary school, IKC Eben Haëzer, is a couple of streets away. The GP practice, Huisartsenpraktijk De Weme, is about 494 metres away, and the nearest pharmacy is Devrimed Apotheek in St.-Annaparochie, about 5.5 km away. For public transport, the bus stop Menaam, Rypsterdyk is just around the corner, served by bus line 893. Another stop, Menaam, Orxmasingel, is with line 97. The nearest train station is Dronryp, about 4.8 km away. The municipality of Waadhoeke offers a range of services and facilities, as you can see on the page for [the municipality of Waadhoeke]( /gemeente/waadhoeke/).
WOZ value and address data
The WOZ value of this home is €202,000, based on the reference date 1 January 2025. The asking price is 61% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 45%, from €139,000 to €202,000. As for the address, the noise levels from road traffic, air traffic, and industry are all below the relevant standards, according to area-level data. The foundation risk indication is medium, which is an area-level indication based on the fact that the home was built in 1913 on clay soil, and that 56% of properties in this postcode area were built before 1970. For climate risks, the indication for pluvial flooding at heavy rain is elevated, the current flood risk is medium, and the flood risk for 2050 is low. Heat stress is currently low, but is expected to be medium by 2050. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered only via Hellema Makelaars on Funda.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
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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. The price is also 17% below the average asking price of €391,000 for homes currently for sale in this neighbourhood, and it is the cheapest of the five homes listed here.
What is the layout of this semi-detached house?
According to the agent, this is a single-family, semi-detached house with four rooms, three bedrooms, and one bathroom, spread over two floors. The living area is listed as 94 m² by the agent, while the BAG registration states 86 m². The plot is 260 m². There is a garden at the back (68 m²), a front garden, and a side garden, with the back garden facing northeast and accessible via the back alley.
What is the energy label and what does it mean for costs?
The energy label is C. This label indicates the energy efficiency of the home, and a label C means you can expect moderate energy costs compared with more efficient labels. The agent also mentions that the home has roof insulation, HR glazing, wall insulation, and floor insulation, as well as a central heating boiler, partial underfloor heating, and a heat pump. These features may help with energy consumption, but the label itself is the official measure.
What is the foundation risk for this home?
The foundation risk indication for this address is medium, according to area-level data. This is based on the fact that the home was built in 1913 on clay soil, and that 56% of properties in this postcode area were built before 1970. This is an indication for the area, not an inspection of this specific home. The actual condition of the foundation would need to be assessed separately, but that is not part of the listing data.
What are the nearest amenities and schools?
The Poiesz supermarket is about 109 metres away, just around the corner. The nearest primary school, IKC Eben Haëzer, is about 334 metres away. The GP practice, Huisartsenpraktijk De Weme, is about 494 metres away. The nearest pharmacy is Devrimed Apotheek in St.-Annaparochie, about 5.5 km away. For public transport, the bus stop Menaam, Rypsterdyk is at 266 metres, served by bus line 893.
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 €139,000 to €202,000. The reference date for the current WOZ value is 1 January 2025. This development is based on municipal data and reflects the general trend in property values in this area over that period.
What is the neighbourhood like according to residents?
Residents of the municipality of Waadhoeke, which includes this neighbourhood, give their living environment an average score of 7.76, based on 20 reviews. One resident says: "Quiet surroundings, plenty of choice in schools, nature is fine, unfortunately very little to do for both adults and children." Another says: "It's a fantastic neighbourhood, people are friendly. You can count on the people who live there." A third review mentions "everywhere drunk people, many empty dilapidated houses." These reviews reflect the wider municipality, not just Menaam West.
What is the public transport situation near this home?
The nearest bus stop is Menaam, Rypsterdyk, about 266 metres away, served by bus line 893. Another stop, Menaam, Orxmasingel, is at 431 metres with line 97. The nearest train station is Dronryp, about 4.8 km away. These distances are approximate and based on the nearest available stops and stations.
