A calm spot in Heukelum
This semi-detached house sits in Uitbreiding Heukelum, a quiet residential area in the town of Heukelum, part of the municipality of West Betuwe. With around 1,500 residents, the neighbourhood feels small and intimate, and the surrounding countryside is never far away. The asking price of €650,000 is on the high side compared with the local market, and it is also above the current WOZ value. For context, the asking price for semi-detached houses in West Betuwe varies, but this home sits at the upper end.
The home itself
Built in 1975, this semi-detached house offers a generous 170 m² of living space according to the agent, while the BAG registration records 175 m². The plot is listed as 336 m² by the agent, against 252 m² in the BAG registration. Inside, the layout spans three floors and includes six rooms, four bedrooms and one bathroom. The total volume comes to 535 m³. The energy label is C, which means the home is moderately efficient, so expect reasonable but not minimal energy costs.
Life in Uitbreiding Heukelum
Residents of the wider municipality of West Betuwe give their living environment an average score of 7.76, based on 16 reviews. One resident describes it as "Wonderful living in peace and safety within short distance of motorways," though they note there is no café or catering establishment within walking distance. Another resident mentions "Quiet and cosy" and appreciates the nearby station and regular buses. A third review, however, points to "Often loitering youths and vandalism during New Year's Eve with fireworks" and a lack of facilities. These mixed experiences reflect the broader municipality rather than this specific neighbourhood. The area has a relatively high share of owner-occupied homes, at 64%, and most dwellings are single-family houses. For a closer look at the Uitbreiding Heukelum neighbourhood, the local streets are quiet and residential.
Amenities and transport
Daily errands are easy from this address. The Coop supermarket is just around the corner, and a couple of streets away you will find the nearest primary school, CBS De Wegwijzer. Another primary school, Openbare Basisschool De Rietput, is also within a short walk. For healthcare, the nearest GP is Huisartsenpraktijk M3 Leerdam, about 2.3 km away, with BENU Apotheek Leerdam nearby. Public transport is available at the Heukelum, Voorste Gewind bus stop, served by line 673, just around the corner. The nearest train station is Leerdam, about 2.9 km away. The municipality of the municipality of West Betuwe offers a mix of rural and small-town living, with the larger town of Leerdam close by for more extensive facilities.
WOZ and address data
The WOZ value of this home is €593,000, based on the reference date 1 January 2025. The asking price is 10% above this value. Over the past five years, the WOZ value has risen by 84%, from €323,000 in 2020 to €593,000 in 2025. As for address-level risks, the noise load from road traffic is 49 dB Lden, which is above the standard, according to 2022 data. The foundation risk indication is low, though the soil consists of clay, which is sensitive to settlement. For climate risks, pluvial flooding at heavy rain is medium, the current flood risk is elevated, and by 2050 the flood risk is expected to be low. Heat stress is currently low but is projected to become medium by 2050. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, this home is offered only via Van Ekeren Kuiper Leerdam.
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Features
Details of this home
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Layout
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Outdoor space
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 Crommen Camp 46, Heukelum
How does the asking price compare to the WOZ value?
The asking price of €650,000 is 10% above the WOZ value of €593,000, which was set on 1 January 2025. This means the seller is asking more than the municipal valuation. The WOZ value has risen significantly over the past five years, from €323,000 in 2020 to €593,000 in 2025, an increase of 84%. Whether the asking price is justified depends on the market and the condition of the home.
What is the layout of this semi-detached house?
According to the agent, the home has six rooms, including four bedrooms and one bathroom, spread over three floors. The living area is listed as 170 m² by the agent, while the BAG registration records 175 m². The plot is 336 m² according to the agent, but 252 m² in the BAG registration. The total volume is 535 m³. The home was built in 1975 and has an energy label C.
What is the WOZ value and how has it developed?
The WOZ value is €593,000, based on the reference date 1 January 2025. Over the past five years, the value has increased by 84%, from €323,000 in 2020 to €593,000 in 2025. This strong growth reflects the broader trend in the area. The asking price is 10% above the current WOZ value, which is a common situation in a rising market.
What are the address-level risks for this home?
The address-level risk data indicates that the noise load from road traffic is 49 dB Lden, which is above the standard, based on 2022 data. The foundation risk is low, but the soil consists of clay, which is sensitive to settlement. For climate, pluvial flooding at heavy rain is medium, the current flood risk is elevated, and by 2050 the flood risk is expected to be low. Heat stress is currently low but is projected to become medium by 2050. These are area-level indications, not an inspection of this specific home.
What amenities are nearby?
The Coop supermarket is just around the corner, about 274 metres away. There are also several other supermarkets within a few kilometres, including Aldi, PLUS, Jumbo and SPAR. For primary education, CBS De Wegwijzer is about 213 metres away, and Openbare Basisschool De Rietput is 284 metres away. The nearest GP is Huisartsenpraktijk M3 Leerdam, about 2.3 km away, with BENU Apotheek Leerdam nearby. The nearest hospital is Beatrixziekenhuis in Gorinchem, about 8.7 km away.
What is the neighbourhood like?
Uitbreiding Heukelum is a small residential area with around 1,500 residents. The majority of homes are owner-occupied, and most are single-family houses. Residents of the wider municipality of West Betuwe give their living environment an average score of 7.76 out of 10, based on 16 reviews. Some residents praise the peace and quiet, while others mention issues like loitering youths and a lack of facilities. The neighbourhood itself is quiet and residential, with the countryside nearby.
How is the public transport connection?
The nearest bus stop is Heukelum, Voorste Gewind, about 290 metres away, served by line 673. There are additional stops nearby, including Heukelum, Gragtdijk and Oosterwijk, Driesprong, with lines 673 and 704. The nearest train station is Leerdam, about 2.9 km away, which provides rail connections to the wider region. The bus service runs regularly, though frequencies may vary.
What is the energy label and what does it mean?
The energy label is C, which is a moderate rating. This means the home is not the most efficient, but it is also not the least efficient. Expect energy costs that are average for a home of this size and age. The home was built in 1975, so it may not have the latest insulation standards, but the label C indicates a reasonable level of energy performance. No specific insulation features are mentioned in the listing.
