Hoefblad 44
Nieuwleusen Noord, Dalfsen
AreaA quiet spot in Nieuwleusen Noord
Hoefblad 44 sits on a quiet road in a residential area of Nieuwleusen Noord, a part of the town of Nieuwleusen in the municipality of Dalfsen. The semi-detached house was built in 1989 and has an energy label B. With a floor area of 224 square metres according to the BAG registration, the asking price of €550,000 works out at €2,764 per square metre based on the agent's listing. That price sits about 30% below the average asking price in the neighbourhood, which comes to €782,556, so it is on the sharp side compared with other semi-detached houses in Dalfsen.
The home itself
The agent describes this as a single-family, semi-detached house with seven rooms, four bedrooms and one bathroom spread over three floors. The living area is listed as 199 square metres by the agent, while the BAG registration records 224 square metres. The plot measures 289 square metres. There is a garden around the home and an attached brick garage. The property is freehold, and the agent notes insulation in the roof, walls and floor, described as fully insulated, with a central heating boiler.
Life in Nieuwleusen Noord
Nieuwleusen Noord is home to just over 2,000 people, with a mix of ages and a large share of older residents. Residents of the district of Nieuwleusen give their living environment an average score of 8.63, based on three reviews. One resident says: "Everyone respects each other." Another simply calls it "goated." The neighbourhood has a modest number of homes for sale at the moment, with nine currently on the market. For a sense of what the Nieuwleusen Noord neighbourhood feels like, the reviews point to a place where people get along.
Amenities and transport
Daily errands are easy from here. Albert Heijn is just around the corner, and there are two more supermarkets within a couple of streets away. Two primary schools, GBS De Planthof and Basisschool De Zaaier, are both within a five-minute walk, and the nearest secondary school, Agnieten College Nieuwleusen, is a ten-minute walk. The GP practice and the pharmacy are both a couple of streets away. Bus line 301 stops at Nieuwleusen, Bejaardencentrum, just around the corner, and line 591 at Noorderpark nearby. The nearest train station is in Dalfsen, about ten kilometres away. The municipality of Dalfsen covers the wider area.
WOZ value and address data
The WOZ value for this home is €518,000, based on the reference date of 1 January 2025. The asking price is 6% above that WOZ value. The address data show that road traffic noise is above the norm at 51 dB Lden, while railway noise is below the norm at 5 dB Lden. The foundation risk indication is low, with sandy soil. These are area-level indications from public data, not an inspection of this specific home. Pluvial flooding at heavy rain is indicated as elevated, while flood risk is low now and in 2050, and heat stress is low now but medium by 2050.
Source
At the time of writing, the home is offered via two channels, including Reestdal Makelaars - Wonen waar jij je thuis voelt.
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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 Hoefblad 44, Nieuwleusen
How does the asking price compare with the WOZ value?
The WOZ value for Hoefblad 44 is €518,000, based on the reference date of 1 January 2025. The asking price of €550,000 is 6% above that WOZ value. The WOZ value is the municipal valuation, not the current market value, so the comparison is a factual one without implying anything about the final sale price.
What is the layout of this semi-detached house?
According to the agent, the home has seven rooms, four bedrooms and one bathroom across three floors. The living area is listed as 199 square metres by the agent, while the BAG registration records 224 square metres. There is a garden around the home and an attached brick garage. The property is freehold.
What is the energy label and what does it mean for costs?
The energy label is B, which is an efficient label. The agent notes insulation in the roof, walls and floor, described as fully insulated, and a central heating boiler. The label itself gives an indication of expected energy costs, but the actual costs depend on usage and energy prices.
What is the foundation risk for this address?
The foundation risk indication for this address is low, with sandy soil. This is an area-level indication from public data, not an inspection of this specific home. The data also show that road traffic noise is above the norm at 51 dB Lden, while railway noise is below the norm at 5 dB Lden.
What are the flooding and heat stress indications?
Pluvial flooding at heavy rain is indicated as elevated, while flood risk is low both now and in 2050. Heat stress is low now but medium by 2050. These are area-level indications from public data, not an inspection of this specific home, and they describe the broader address area rather than the property itself.
Which supermarkets are nearby?
Albert Heijn is about 500 metres away, just around the corner. PLUS and Aldi are both about 1.8 kilometres away, a bit further out. There are three supermarkets within five kilometres, so daily groceries are within easy reach.
What schools are close to this home?
Two primary schools are within a five-minute walk: GBS De Planthof at about 280 metres and Basisschool De Zaaier at about 320 metres. The nearest secondary school, Agnieten College Nieuwleusen, is about 750 metres away, a ten-minute walk. There are eight schools within five kilometres.
How is the public transport connection?
The nearest bus stop is Nieuwleusen, Bejaardencentrum, about 520 metres away, served by line 301. Another stop, Nieuwleusen, Noorderpark, is about 560 metres away with line 591. The nearest train station is Dalfsen, about 9.9 kilometres away.
What do residents say about living in this district?
Residents of the district of Nieuwleusen give their living environment an average score of 8.63, based on three reviews. One resident says: "Everyone respects each other." Another calls it "goated." These reviews describe the district as a whole, not specifically the Nieuwleusen Noord neighbourhood.
How does the price per square metre compare with the neighbourhood?
The asking price of €550,000 works out at €2,764 per square metre, based on the agent's listing of 199 square metres. The average asking price per square metre in the neighbourhood is €3,398, so this home is priced below that average. The average asking price in the neighbourhood is €782,556.
