A new home by the water
This semi-detached house from 2023 sits in Houtribhoogte Noord, a young neighbourhood in Lelystad where the homes were built after 2010. The setting is green and open, with the property positioned by a park, alongside water and in a wooded environment. With an asking price of €550,000, the price is keen compared with the neighbourhood average asking price of €615,000. For context, semi-detached houses in Lelystad give you an idea of what is on offer across the municipality.
Inside the house
The agent describes this as a fully insulated family home with underfloor heating throughout, a heat recovery system and a heat pump. It has four rooms, three bedrooms and one bathroom spread over two floors, with a volume of 443 m³. Outside there is a front garden, side garden and a west-facing back garden of 36 m². The property is freehold. The living area is listed as 123 m² by the agent, while the BAG registration records 109 m². The plot measures 175 m² according to both sources.
Life in Houtribhoogte Noord
This is a small neighbourhood with around 555 residents, where the average household size is 2.1 people. Residents of the wider district give their living environment an average score of 7.2, based on twelve reviews. Some residents are less enthusiastic about the social side: "Every man for himself. No sense of community in the neighbourhood," says one. Another adds: "Everyone for themselves. People hardly look out for each other." The housing stock here is almost entirely owner-occupied, and the neighbourhood has a mix of homes from the 1990s and newer builds. You can read more about the Houtribhoogte Noord neighbourhood on its own page.
Daily life and getting around
The nearest bus stop, Lelystad Houtribhoogte, is just around the corner and is served by line 9. For groceries, Albert Heijn is a ten-minute walk away, with Aldi and Jumbo a couple of streets further. Primary school De Boeier is a ten-minute walk from the house. The GP practice Gezondheidscentrum Kempenaar and Apotheek Koster are both within walking distance. Lelystad Centrum station is about three kilometres away. The wider area falls under the municipality of Lelystad, which covers the town and its surroundings.
WOZ value and address data
The WOZ value for 2025 is €532,000, based on the reference date of 1 January 2025. The asking price sits 3% above this valuation. Over the past five years the value has risen from €144,000 in 2022 to €403,000 in 2023, then €432,000 in 2024 and €532,000 in 2025. As for the address itself, the road traffic noise level is 53 dB Lden, which is above the noise standard, while rail and air traffic noise stay below their standards. The foundation risk indication is low, though the clay soil is noted as sensitive to settlement. The climate indications for pluvial flooding and current flood risk are elevated, with flood risk for 2050 rated low. These are area-level indications from public data, not an inspection of this specific home.
Source
At the time of writing the home is offered via multiple channels, all through De Boer Makelaardij en Assurantien Flevoland B.V.
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Features
Details of this home
Transfer
Price
Areas and volume
Construction
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 Houtwal 25, Lelystad
How does the asking price compare with the WOZ value?
The asking price of €550,000 is 3% above the WOZ value of €532,000, which was set with a reference date of 1 January 2025. The WOZ value is the municipal valuation for tax purposes and does not necessarily reflect the current market value. The price per square metre, based on the agent's listed living area of 123 m², comes to €4,472.
What is the layout of this semi-detached house?
According to the agent, the home has four rooms, three bedrooms and one bathroom spread over two floors. The total volume is 443 m³. The living area is listed as 123 m² by the agent, while the BAG registration records 109 m². The plot measures 175 m². The property is freehold, so there is no leasehold ground rent to consider.
What energy label does the home have and what does that mean?
The home has energy label A+++, which is an efficient label. The agent also describes the property as fully insulated, with underfloor heating throughout, a heat recovery system and a heat pump. With this combination, the expected energy costs for heating and hot water are likely to be low, though the exact amount depends on usage and energy prices.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public data from the KCAF. The soil is clay, which is noted as sensitive to settlement. This is an area-level indication based on public data, not an inspection of this specific home. The climate indications show elevated risk for pluvial flooding and current flood risk, with flood risk for 2050 rated low.
What shops and schools are nearby?
Albert Heijn is about 1.7 km away, with Aldi at 1.9 km and Jumbo at 2.1 km. Primary school De Boeier is 1.2 km from the home, and De Albatros is 1.4 km away. The GP practice Gezondheidscentrum Kempenaar is at 1.6 km, and Apotheek Koster is at 1.7 km. The nearest hospital, St. Jansdal Polikliniek, is 3.6 km away.
How is the public transport connection?
The nearest bus stop is Lelystad Houtribhoogte, about 270 metres from the home, served by bus line 9. There is also a second stop, Lelystad Houtribhoogte1, at roughly 290 metres on the same line. Lelystad Centrum train station is about 3.1 km away, which connects to the national rail network.
What do residents say about living in this area?
Residents of the wider district give their living environment an average score of 7.2, based on twelve reviews. The comments focus on the social side: one resident says "Every man for himself. No sense of community in the neighbourhood," while another notes "Little solidarity, little social contact." These reviews describe the district as a whole, not specifically this neighbourhood.
How does the asking price compare with other homes in the neighbourhood?
The asking price of €550,000 is 11% below the neighbourhood average asking price of €615,000, which makes it keen in comparison. The average asking price per square metre in the neighbourhood is €4,773, while this home is listed at €4,472 per m² based on the agent's living area. Nine homes are currently available in the neighbourhood.
What is the noise situation at this address?
The road traffic noise level at this address is 53 dB Lden, which is above the noise standard, based on 2022 data. Rail traffic noise is 27 dB Lden and air traffic noise is 11 dB Lden, both below their respective standards. These are area-level indications from public data, not measurements taken at the property itself.
How has the WOZ value developed over the past years?
The WOZ value has risen from €144,000 in 2022 to €403,000 in 2023, then €432,000 in 2024 and €532,000 in 2025. This reflects the municipal valuation on each reference date of 1 January. The strong increase between 2022 and 2023 is notable, though the WOZ value is set by the municipality and does not necessarily track the market price directly.
