Clausstraat 7
Kern Beneden-Leeuwen, West Maas en Waal
AreaA semi-detached home in Beneden-Leeuwen
Tucked away on Clausstraat, this semi-detached house sits in the heart of Kern Beneden-Leeuwen, a village within the municipality of West Maas en Waal. The area is home to around 6,000 residents, with a mix of ages and household types. Built in 1985, the home offers a living area of 110 m² on a plot of 241 m². With an asking price of €475,000, the price is in line with the market, sitting 23% below the neighbourhood average asking price of €617,036. For context, the average asking price for semi-detached houses in West Maas en Waal reflects the wider market.
The home itself
The listing provides limited detail on the interior layout, so the specifics of rooms and bedrooms are not stated. What is clear is that the home dates from 1985 and carries an energy label B, which is an efficient label. The living area according to the BAG registration is 110 m², and the plot measures 241 m². The asking price per square metre comes to €4,318, based on the BAG floor area.
Life in Kern Beneden-Leeuwen
Residents across the municipality of West Maas en Waal give their living environment an average score of 8.03, based on eight reviews. One resident describes the area as "Independent, quiet, live and let live", though they add there is "a lot of chatting, blathering about nonsense". Another notes that "both in Dreumel and Beneden-Leeuwen there are several shops", but points out that in Wamel the local supermarket closes early and is shut on Sundays. The reviews reflect the wider municipality rather than this specific neighbourhood. Around 65% of homes in the area are owner-occupied, and the housing stock includes a range of build years. The Kern Beneden-Leeuwen neighbourhood has its own character within the municipality.
Amenities and transport
Daily errands are well covered here. The Lidl is on your doorstep, with the Aldi just around the corner and the Jumbo a couple of streets away. For schooling, Pax Junior secondary school and Basisschool de Leeuwenkuil are both a ten-minute walk away. The GP practice Huisartsenpraktijk DokThuis is a ten-minute walk, and Apotheek West Maas en Waal pharmacy is just around the corner. The nearest hospital, De Waterpoort, is a five-minute walk. For public transport, bus stop Beneden Leeuwen, Akkerstraat is a ten-minute walk away, served by lines 42, 165, 485 and 685. The nearest train station is Tiel, about 6.1 km away. The municipality of West Maas en Waal offers a range of services across its villages.
WOZ and address data
No WOZ value is stated for this property, so there is no municipal valuation to compare with the asking price. At address level, the noise from road traffic is measured at 45 dB Lden, which is not above the noise standard, based on 2022 data. The foundation risk indication is low, though the soil is clay, which is sensitive to settlement; this is an area-level indication rather than an inspection of this specific home. For climate risks, pluvial flooding at heavy rain is medium, the current flood risk is elevated, and by 2050 it is expected to be medium. Heat stress is currently low, rising to medium by 2050. These are all area-level indications from public risk data.
Source
At the time of writing the home is offered only via Sjuul van de Klok.
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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 Clausstraat 7, Beneden-Leeuwen
What is the asking price for this semi-detached house?
The asking price is €475,000. This is in line with the market, sitting 23% below the neighbourhood average asking price of €617,036. The price per square metre comes to €4,318, based on the BAG floor area of 110 m². The average price per square metre in the neighbourhood is €3,982.
What is known about the layout of the home?
The listing does not state the number of rooms, bedrooms or bathrooms. What is known is that the home is a semi-detached house built in 1985, with a living area of 110 m² according to the BAG registration and a plot of 241 m². The energy label is B, which is an efficient label.
Is there a WOZ value available for this property?
No WOZ value is stated in the listing. The WOZ value is the municipal valuation on a reference date, but for this property no such figure is provided. As a result, there is no municipal valuation to compare with the asking price of €475,000.
What are the risk indications for this address?
The foundation risk indication is low, though the soil is clay, which is sensitive to settlement. For climate, pluvial flooding at heavy rain is medium, the current flood risk is elevated, and by 2050 it is expected to be medium. Heat stress is currently low, rising to medium by 2050. These are area-level indications, not an inspection of this specific home.
Which supermarkets are nearby?
The Lidl is 179 metres away, the Aldi is 263 metres away, and the Jumbo is 751 metres away. There are also a SPAR express at 1.3 km and a SPAR at 2.7 km. In total, seven supermarkets are within 5 km of the home.
What schools are close to this home?
Pax Junior secondary school and Basisschool de Leeuwenkuil primary school are both 756 metres away. Openbare Basisschool De Wijzer is also at 756 metres. De Mariaschool is 2.4 km away and Basisschool De Laak is 3.1 km away. In total, 14 schools are within 5 km.
How is the public transport in this area?
The nearest bus stop is Beneden Leeuwen, Akkerstraat, 850 metres away, served by lines 42, 165, 485 and 685. The stop Beneden-Leeuwen, N323/Carpoolplaats is 1.2 km away with lines 42 and 165. The nearest train station is Tiel, about 6.1 km away.
What do residents say about living in this area?
Residents across the municipality of West Maas en Waal give an average score of 8.03, based on eight reviews. One resident describes the area as "Independent, quiet, live and let live", while another mentions that shops are available in Dreumel and Beneden-Leeuwen, but the local supermarket in Wamel closes early and is closed on Sundays. These reviews reflect the wider municipality, not just this neighbourhood.
Why are there no property details in this listing?
The listing does not state the number of rooms, bedrooms, bathrooms, or any details about the garden, garage or insulation. As a result, the interior layout and outdoor space are not known. The available facts are the build year of 1985, the energy label B, and the floor areas of 110 m² living space on a 241 m² plot.
