A quiet spot in Groot-Doenrade
Kluisstraat 45 sits on a quiet road in Groot-Doenrade, a small neighbourhood in Doenrade within the municipality of Beekdaelen. This semi-detached house from 1963 has an energy label A, which is an efficient label. The asking price of €395,000 is keen compared with the neighbourhood average asking price of €422,000. For context, semi-detached houses in Beekdaelen are listed at an average of €2,499 per m².
The home itself
The agent describes a two-storey home with five rooms, three bedrooms and one bathroom. There is a garden at the front and back, a balcony, and an integral garage. The property is in full ownership and comes with roof insulation, double glazing and wall insulation, plus a central heating boiler. The living area is 177 m² according to the agent, while the BAG registration records 198 m². The plot measures 377 m² in both sources.
Life in Groot-Doenrade
Groot-Doenrade is home to around 1,090 people, and a third of households have children. Residents across the municipality of Beekdaelen give their living environment an average score of 7.45, based on five reviews. One resident says: "It's a neighbourhood where you have a fairly free feeling with a lot of nature around the corner. Only the maintenance has deteriorated heavily in recent years." Another notes: "Beautiful neighbourhood where many people want to stay. Unfortunately, few houses come up for sale and those that do are often detached and relatively large, making them unaffordable for first-time buyers." These reviews describe the wider municipality rather than this specific neighbourhood. For more on the Groot-Doenrade neighbourhood, the local housing market shows six homes currently for sale, with an average asking price of €422,000.
Amenities and transport
Daily errands are manageable from here. The nearest supermarket is Aldi, just around the corner at about a ten-minute walk, with Jumbo a couple of streets away. For primary education, Katholieke Basisschool De Sprong is a ten-minute walk, and Basisschool de Woanderboom is a bit further. The GP practice Huisartsenpraktijk Oirsbeek is a couple of streets away, while the nearest pharmacy, Apotheek Amstenrade, is about a ten-minute walk. Bus stops on the Valderensweg and at the Kerk are on your doorstep, served by line 36, and Klein Doenrade stop offers lines 37, 40 and 637. The nearest train station is Schinnen, about 3.7 km away. The municipality of Beekdaelen covers the wider area.
WOZ and address data
The WOZ value on 1 January 2025 was €391,000, and the asking price sits 1% above that value. Between 2020 and 2025, the WOZ value rose by 53%, from €255,000 to €391,000. As for address-level risks, these are area-level indications rather than an inspection of this home. The noise load from road traffic is 50 dB Lden, above the norm, and from air traffic 49 dB Lden, also above the norm, both measured in 2022. The foundation risk indication is low, on sandy soil. For climate, pluvial flooding at heavy rain is 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 multiple channels, including Leenen Vastgoed and 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 Kluisstraat 45, Doenrade
How does the asking price compare with the WOZ value?
The asking price of €395,000 is 1% above the WOZ value of €391,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price is also keen compared with the neighbourhood average asking price of €422,000, according to the precomputed comparison.
What is the layout of this semi-detached house?
According to the agent, the home has five rooms, three bedrooms and one bathroom spread over two floors. There is a garden at the front and back, a balcony, and an integral garage. The living area is listed as 177 m² by the agent, while the BAG registration records 198 m². The plot is 377 m².
What is the energy label and what does it mean for costs?
The energy label is A, which is an efficient label. This means the home is likely to have relatively low energy costs compared with less efficient labels. The agent also mentions roof insulation, double glazing and wall insulation, which support energy efficiency. No specific cost figures are provided in the listing.
What are the noise levels around this address?
The address-level risk data indicates that the noise load from road traffic is 50 dB Lden, which is above the norm, and from air traffic 49 dB Lden, also above the norm, based on 2022 figures. These are area-level indications from public data, not a measurement of this specific home.
What is the foundation risk for this property?
The foundation risk indication for this address is low, according to area-level data. The soil type is sand, and the home was built in 1963, before 1970. This is an indication at the area level, not an inspection of this particular property.
What are the flooding and heat stress risks?
The climate risk data shows that pluvial flooding at heavy rain is elevated, while flood risk is low both now and in 2050. Heat stress is low currently but is expected to be medium by 2050. These are area-level indications from the Klimaateffectatlas, not a specific assessment of this home.
Which supermarkets and schools are nearby?
The nearest supermarket is Aldi, about 1.1 km away, followed by Jumbo at 1.7 km. For primary education, Katholieke Basisschool De Sprong is about 1.8 km away, and Basisschool de Woanderboom is 2.4 km. The nearest GP is Huisartsenpraktijk Oirsbeek at 1.7 km, and the pharmacy Apotheek Amstenrade is 3 km away.
What public transport options are available?
Bus stops are close by: Doenrade, Kerk and Doenrade, Valderensweg are both about 450 m away, served by line 36. Doenrade, Klein Doenrade is about 570 m away, with lines 37, 40 and 637. The nearest train station is Schinnen, about 3.7 km away.
How has the WOZ value developed over the past five years?
The WOZ value has risen by 53% between 2020 and 2025, from €255,000 to €391,000. The reference date for the current value is 1 January 2025. This development is precomputed and reflects the municipal valuation, not the market price.
What do residents say about living in this area?
Residents across the municipality of Beekdaelen give an average score of 7.45, based on five reviews. One resident mentions a free feeling with nature around the corner, but notes that maintenance has deteriorated. Another says it's a beautiful neighbourhood where few houses come up for sale, often detached and large, making them unaffordable for first-time buyers. These reviews describe the wider municipality, not specifically Groot-Doenrade.
