A semi-detached house in the heart of Uitgeest
This semi-detached house on Burgemeester van Nienesstraat 13 sits in the Oude Dorp neighbourhood of Uitgeest, a village where life moves at a gentle pace. The home dates from 1925 and carries an energy label B. With an asking price of €435,000, the price is keen compared with the neighbourhood average asking price of €531,778. For context, semi-detached houses in Uitgeest are listed at various price points.
The home itself
Inside, the house offers six rooms, including five bedrooms and one bathroom, spread over three floors. The living area is 107 m² according to the agent, while the BAG registration records 111 m²; the plot is 93 m² in both sources. The garden, 20 m² and facing southwest, is accessible via the back alley. The property is freehold, insulated with roof, wall and floor insulation plus HR and HR+ glazing, and heated by a combi boiler.
Oude Dorp, a quiet village
Oude Dorp is a small village where residents appreciate the calm. One resident, giving the neighbourhood a 7.5 out of 10, says: "Small village, nice and quiet. Not much to do though.." That single review gives a flavour of the area, though it is based on just one opinion. The neighbourhood counts around 4,485 inhabitants, with a mix of ages and household types. For a sense of what the area offers, the Oude Dorp neighbourhood is a place where daily life unfolds at a relaxed rhythm.
Amenities and transport
Daily errands are easy from here. Jumbo and Dekamarkt are just around the corner, with Albert Heijn a ten-minute walk away. Basisschool Binnenmeer is a couple of streets away, and Kindcentrum Cornelis is just around the corner too. The GP practice Huisartsenpraktijk Hopman en De Moor and Acdapha Apotheek Uitgeest are both a couple of streets away. Bus line 163 stops at Uitgeest, Melis Stokelaan, just around the corner, and Uitgeest train station is a ten-minute walk. The municipality of Uitgeest covers the wider area.
WOZ and address data
The WOZ value is €354,000, with a reference date of 1 January 2025. The asking price is 23% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 44%, from €246,000 to €354,000. As for address risks, these are area-level indications rather than an inspection of this home. Road traffic noise is 50 dB Lden, above the norm, and aircraft noise is 52 dB Lden, also above the norm; railway noise is 33 dB Lden, within the norm. The foundation risk indication is medium, given the 1925 construction on peat soil. Pluvial flooding risk is elevated, while current flood risk is low and heat stress is low, rising to medium by 2050.
Source and agent
At the time of writing, the home is offered via multiple channels, including Teer Makelaars Uitgeest B.V.
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Features
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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 Burgemeester van Nienesstraat 13, Uitgeest
How does the asking price compare with the neighbourhood average?
The asking price of €435,000 is 18% below the average asking price in the neighbourhood, which is €531,778. This comparison is based on the current listings in Oude Dorp. The price per square metre, based on the agent's floor area of 107 m², is €4,065, which is 22% below the neighbourhood average of €5,211 per m². These figures give a sense of where this home sits in the local market.
What is the layout of this semi-detached house?
According to the agent, the house has six rooms in total, including five bedrooms and one bathroom, spread over three floors. The living area is listed as 107 m² by the agent, while the BAG registration records 111 m². The plot measures 93 m². There is a garden of 20 m² facing southwest, accessible via the back alley. The property is freehold, so there is no leasehold ground rent.
What is the WOZ value of this property?
The WOZ value is €354,000, with a reference date of 1 January 2025. This is the municipal valuation for tax purposes, not the current market value. The asking price of €435,000 is 23% above this WOZ value. Over the past five years, the WOZ value has increased by 44%, from €246,000 in 2020 to €354,000 in 2025, reflecting the general upward trend in the area.
What are the noise levels around this address?
According to public risk data at the address level, road traffic noise is 50 dB Lden, which is above the Dutch noise norm. Aircraft noise is 52 dB Lden, also above the norm. Railway noise is 33 dB Lden, which is within the norm. These are area-level indications based on 2022 and 2023 data, not measurements taken at the property itself. The noise levels give an indication of the acoustic environment in the vicinity.
What is the foundation risk for this home?
The foundation risk indication for this address is medium. This is based on the fact that the house was built in 1925 on peat soil, which may mean wooden piles or a shallow foundation. The area is also a KCAF attention zone, with 100% of properties in this postcode area built before 1970. This is an area-level indication from public data, not an inspection of this specific property.
What supermarkets are nearby?
Jumbo and Dekamarkt are both just around the corner, at about 350 and 361 metres away respectively. Albert Heijn is about 1.1 km away, a ten-minute walk. There are 27 supermarkets within 5 km, so options are plentiful. For daily groceries, the two nearest supermarkets cover most needs without having to travel far.
Which schools are close to this address?
Basisschool Binnenmeer is about 254 metres away, just around the corner, and Kindcentrum Cornelis is about 400 metres away, also a short walk. Openbare Basisschool De Wissel is about 1.1 km away. For secondary education, the nearest school is about 4.8 km away, which may require a longer journey. There are 53 schools within 5 km in total.
How is the public transport connection from here?
Bus line 163 stops at Uitgeest, Melis Stokelaan, about 292 metres away, just around the corner. There are additional stops on the same line at Molenweg and Veenislaan, within a short walk. Uitgeest train station is about 1.1 km away, a ten-minute walk, providing rail connections. The bus and train options give a reasonable level of connectivity for a village location.
What is the energy label and what does it mean?
The energy label is B, which is an efficient label. This means the home is relatively energy-efficient compared with less efficient labels. The agent also states that the property has roof, wall and floor insulation, as well as HR and HR+ glazing, and is heated by a combi boiler. These features contribute to the energy performance, though the label itself is the official rating.
What is the neighbourhood like according to residents?
One resident reviewed the Oude Dorp neighbourhood, giving it an average score of 7.5 out of 10. The resident described it as a "Small village, nice and quiet. Not much to do though.." This single review suggests a peaceful environment, though it is based on just one opinion. The neighbourhood has around 4,485 inhabitants, with a mix of ages and household types.
