De Boech 26
Menaam West, Waadhoeke
AreaA quiet spot in Menaam West
Tucked away on a quiet road in a residential area, this semi-detached house on De Boech 26 sits in the Menaam West neighbourhood of Menaam. The home was built in 1969 and carries an energy label C. With a price of €325,000, the asking price is on the high side compared with the average asking price in the neighbourhood. For context, the wider market for semi-detached houses in Waadhoeke shows what similar homes go for in the municipality.
The home itself
Inside, the house offers five rooms spread over two floors, including three bedrooms and one bathroom. The living area is listed at 102 m² by the agent, while the BAG registration records 108 m². The plot measures 276 m² according to both the agent and the BAG registration. Outside, there is a rear garden of 61 m² facing east, accessible via the back alley, plus a front garden. An attached brick garage provides parking and storage. The property is freehold, with double glazing, cavity wall insulation and floor insulation, and is heated by a central heating boiler.
Life in Menaam West
Residents across the municipality of Waadhoeke give their living environment an average score of 7.76, based on twenty 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 adds: "It's a fantastic neighbourhood, people are friendly. You can count on the people who live there." A third resident is less positive, mentioning "everywhere drunk people, many empty dilapidated houses." The neighbourhood itself has around 1,075 residents, with a mix of ages and household types. For a closer look at what the area offers, the Menaam West neighbourhood page has more detail.
Amenities and transport
The daily essentials are within easy reach. Poiesz supermarket is just around the corner, and IKC Eben Haëzer primary school is a couple of streets away. The GP practice, Apotheekhoudende huisartsenpraktijk Menaldum, is also just around the corner. For public transport, bus line 97 stops at Menaam, Orxmasingel on your doorstep, and line 893 at Menaam, Rypsterdyk a couple of streets away. The nearest train station is Dronryp, about a ten-minute drive. For a broader view of the surroundings, the municipality of Waadhoeke page covers the wider area.
WOZ value and address data
The WOZ value for this home is €245,000, based on the reference date 1 January 2025. The asking price sits 33% above this valuation. Between 2020 and 2025, the WOZ value rose by 48%, from €165,000 to €245,000. As for the address itself, area-level indications show road traffic noise at 42 dB and aircraft noise at 47 dB, both below the noise standard. The foundation risk indication is medium, based on the 1969 construction on clay soil and the fact that 60% of properties in this postcode area were built before 1970. Pluvial flooding at heavy rain is elevated, current flood risk is medium, and heat stress is low now but 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 via multiple channels, including Van Lelyveld Makelaardij on Funda.
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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 De Boech 26, Menaam
How does the asking price compare with the WOZ value?
The asking price of €325,000 is 33% above the WOZ value of €245,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. Between 2020 and 2025, the WOZ value increased by 48%, from €165,000 to €245,000.
What is the layout of this semi-detached house?
The home has five rooms across two floors, including three bedrooms and one bathroom. The agent lists the living area at 102 m², while the BAG registration records 108 m². The plot is 276 m². There is a rear garden of 61 m² facing east, a front garden, and an attached brick garage.
What is the energy label and what does it mean for costs?
The home has energy label C. This label indicates moderate energy efficiency, so heating and electricity costs will be in the mid-range compared with more efficient homes. The property has double glazing, cavity wall insulation and floor insulation, which help with keeping the home warm.
What is the foundation risk for this address?
The foundation risk indication for this address is medium. This is based on the home being built in 1969 on clay soil, where wooden piles or a shallow foundation may have been used. Additionally, 60% of properties in this postcode area were built before 1970. This is an area-level indication, not an inspection of this specific home.
What amenities are nearby?
Poiesz supermarket is just around the corner, and IKC Eben Haëzer primary school is a couple of streets away. The GP practice, Apotheekhoudende huisartsenpraktijk Menaldum, is also close by. The nearest pharmacy, Devrimed Apotheek, is in St.-Annaparochie, about 6 km away.
What public transport options are available?
Bus line 97 stops at Menaam, Orxmasingel, about 367 metres away, and line 893 at Menaam, Rypsterdyk, about 542 metres away. The nearest train station is Dronryp, approximately 4.3 km from the home.
What do residents say about living in the area?
Residents across the municipality of Waadhoeke give their living environment an average score of 7.76, based on twenty reviews. One resident mentions quiet surroundings and good schools, while another praises the friendly people. A third resident reports issues with drunk people and empty houses. These reviews cover the wider municipality, not specifically Menaam West.
What is the neighbourhood like in terms of demographics?
Menaam West has around 1,075 residents. The age spread includes 18% under 15, 11% aged 15 to 25, 21% aged 25 to 45, 30% aged 45 to 65, and 20% aged 65 or older. Households with children make up 42% of the total, while 24% are single-person households.
