A quiet spot in the old centre
This semi-detached house sits on a quiet road in the heart of Vianen, a town with a cosy, historic centre. Built in 1920, it has the character you would expect from a home of that era, with three floors and a warm, lived-in feel. The asking price of €450,000 is keen compared with the average asking price in the neighbourhood, which comes in at €712,833. For context, the semi-detached houses in Vijfheerenlanden typically sell in a range that this home sits comfortably within.
Inside the home
According to the agent, the home has four rooms, three bedrooms and one bathroom spread over three floors, with a volume of 262 cubic metres. The living area is listed as 99 m² by the agent, while the BAG registration records 109 m². The plot is 77 m² in both records. The agent notes floor insulation, partial double glazing and roof insulation, along with a central heating boiler and partial underfloor heating. The energy label is E, which means you can expect higher energy costs than with a more efficient label.
Life in Vianen binnenstad
Vianen binnenstad is a small, close-knit neighbourhood where people know each other by name. 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 "fine and cosy" city centre, while another says it is a "quiet neighbourhood" with "plenty of cosiness and often things to do". The neighbourhood has around 1,480 residents, with a mix of ages and household types. It is a place where the market square and local clubs provide a sense of community, as one reviewer notes. For more on what this area is like, see the Vianen binnenstad neighbourhood.
Amenities and getting around
Daily errands are easy from here. The Jumbo and Albert Heijn are both just around the corner, and the pharmacy, Service Apotheek Vianen, is a five-minute walk away. For primary education, the nearest schools are a ten-minute walk or so, including Vreeswijk and De Tweeklank. The GP practice, Huisartsen Zorgplein Zuid, is a couple of streets away in Nieuwegein. For public transport, the bus stops at Vianen Centrum are a five-minute walk, with lines 74, 84, N5 and Flex, and line 46 nearby. The nearest train station, Houten Castellum, is about 6.7 km away. The wider area, the municipality of Vijfheerenlanden, offers further options for shopping and services.
WOZ value and address data
The WOZ value for this home was set at €419,000 on 1 January 2025, and the asking price is 7% above that figure. Between 2020 and 2025, the WOZ value rose by 71%, from €245,000 to €419,000. As for the area, the noise level from road traffic is 52 dB Lden, which is above the guideline, based on 2022 data. The foundation risk indication is medium, and the climate data shows a medium risk of pluvial flooding and an elevated current flood risk, though the flood risk for 2050 is low. These are area-level indications from public data, not an inspection of this specific home.
Source and agent
At the time of writing, this home is offered via multiple channels, including Mutters Makelaars & Adviseurs and Mutters Makelaardij Leerdam.
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 Brederodestraat 34, Vianen
How does the asking price compare with the neighbourhood average?
The asking price of €450,000 is 37% below the average asking price in Vianen binnenstad, which is €712,833. The price per square metre, based on the agent's living area of 99 m², is €4,545, which is 7% below the neighbourhood average of €4,873 per m². This makes the price keen relative to the local market.
What is the layout of this semi-detached house?
According to the agent, the home has four rooms in total, including three bedrooms and one bathroom, spread over three floors. The living area is listed as 99 m² by the agent, while the BAG registration records 109 m². The plot is 77 m². The home also has a volume of 262 cubic metres.
What is the WOZ value and how has it changed?
The WOZ value was set at €419,000 on 1 January 2025. The asking price is 7% above this value. Over the past five years, the WOZ value has increased by 71%, from €245,000 in 2020 to €419,000 in 2025. This reflects the general upward trend in property values in the area.
What is the foundation risk for this home?
The foundation risk indication for this address is medium, based on area-level data. The home was built in 1920 on clay soil, which may mean wooden piles or a shallow foundation. This is an indication for the area, not an inspection of this specific property.
What are the flood and climate risks for this address?
The climate data shows a medium risk of pluvial flooding during heavy rain, and the current flood risk is elevated, though the flood risk for 2050 is low. Heat stress is currently low but is expected to become medium by 2050. These are area-level indications from public climate data.
What supermarkets are nearby?
The nearest supermarkets are Jumbo and Albert Heijn, both just around the corner at about 286 and 298 metres away. A Coop is about 1.1 km away, and there are additional Albert Heijn stores at 1.4 km and 2.8 km. This makes daily grocery shopping very convenient.
Which schools are close to this home?
The nearest primary schools are Vreeswijk, De Tweeklank, and De Zandbloem, all about 1.6 to 1.7 km away. The closest secondary school is about 2.3 km away. For younger children, a childcare centre is about 0.9 km from the home.
What public transport options are available?
The nearest bus stops are Vianen, Vianen Centrum and Vianen, Centrum, both about 365-369 metres away, with lines 74, 84, N5, Flex, and 46. The nearest train station is Houten Castellum, about 6.7 km away, which offers rail connections to the wider region.
What is the energy label and what does it mean?
The energy label is E. This is a relatively low label, so you can expect higher energy costs for heating and electricity compared with homes with a more efficient label. The agent notes that the home has floor insulation, partial double glazing, and roof insulation, which may help somewhat.
How noisy is the area around this home?
The noise level from road traffic at this address is 52 dB Lden, based on 2022 data. This is above the Dutch noise guideline of 50 dB Lden. This is an area-level indication, and the actual noise you experience may vary depending on the time of day and specific location.
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