Koestraat 12

Inside the home

According to the agent, this home has four rooms, three bedrooms and one bathroom spread over two floors, with a volume of 366 m³. The living area is listed as 111 m² by the agent, while the BAG registration records 118 m². The plot measures 92 m² in both sources. The property has a rear garden, accessible from the back, and is offered in full ownership. The agent notes roof insulation, double glazing for the most part and floor insulation, along with a central heating boiler and partial underfloor heating. The energy label is C.

Life in Vianen binnenstad

Vianen binnenstad is a compact neighbourhood of around 1,435 residents, where the historic centre brings a sense of community. Residents across the municipality of Vijfheerenlanden give their living environment an average score of 8.41, based on eight reviews. One resident describes it as a quiet area with a fine and cosy city centre, while another says it is a quiet neighbourhood with plenty of cosiness and often things to do. The neighbourhood has 711 homes, of which 72% are single-family houses and 68% are owner-occupied. For a closer look at the Vianen binnenstad neighbourhood, the data paints a picture of a settled, family-oriented area.

Amenities and transport

Daily errands are easy from this address. The Jumbo and Albert Heijn are both just around the corner, and the Service Apotheek Vianen is a couple of streets away. The nearest primary school, Vreeswijk, is a ten-minute walk, and the GP practice Huisartspraktijk Vreeswijk is in Nieuwegein, about a ten-minute walk. For public transport, the bus stop Vianen, Verzorgingsc. Batenstein is just around the corner with lines 74, 84 and N5, and the stop Vianen, Vianen Centrum is a couple of streets away with the same lines plus Flex. The nearest train station is Houten Castellum, roughly 6.4 km away. The wider surroundings of the municipality of Vijfheerenlanden offer further options for shopping and recreation.

WOZ value and address data

The WOZ value for this home is €421,000, with a reference date of 1 January 2025. The asking price is 26% above this WOZ value. Over the past five years, the WOZ value has developed in line with the local market. As for address-level risk data, the noise load from road traffic is 49 dB Lden, which is above the noise standard, based on 2022 data. The foundation risk indication is low, though the soil is clay, which is sensitive to settlement, and the area is a KCAF attention zone with 50% of properties built before 1970. Pluvial flooding at heavy rain is elevated, as is the current flood risk, while the flood risk for 2050 is low. Heat stress is currently low, rising to medium by 2050. These are area-level indications from public data, not an inspection of this specific home.

Source and agent

At the time of writing, the home is offered via two channels, including Van der Werf Makelaars. The listing is available through the agent's own site and on Funda.

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