Koestraat 12

The home itself

Inside, the house has four rooms in total, with three bedrooms and one bathroom spread over two floors. The total volume comes to 366 cubic metres, giving the interior a reasonably spacious feel. According to the BAG registration the living area is 118 m², while the agent lists it as 111 m². The plot measures 92 m² in both the BAG registration and the agent's listing. The energy label is C, which means the home sits in the middle of the scale, so heating costs will be moderate rather than minimal.

Life in Vianen binnenstad

Vianen binnenstad is a compact neighbourhood with around 1,435 residents, and it has the feel of a small community where people know each other. 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 clean neighbourhood and many primary schools, though they note there is little to do for adults and children. Another resident says: "It is a quiet neighbourhood. But there is also plenty of cosiness and often things to do." The centre itself is described as fine and cosy, with the market providing a regular focal point. For more detail on the area, take a look at the Vianen binnenstad neighbourhood.

Amenities and transport

Daily errands are well covered from this address. The Jumbo and Albert Heijn supermarkets are both just around the corner, roughly 390 metres away, so grocery shopping is an easy walk. The nearest primary school, Vreeswijk, is a ten-minute walk, and the Service Apotheek Vianen pharmacy is just around the corner. The GP practice, Huisartspraktijk Vreeswijk, is a couple of streets away in Nieuwegein. For public transport, the bus stop Vianen, Verzorgingsc. Batenstein is just around the corner with lines 74, 84 and N5, and the nearest train station is Houten Castellum, about 6.4 kilometres away. The wider area offers plenty of options, as you can see from the municipality of Vijfheerenlanden.

WOZ value and address data

The WOZ value for this property is €421,000, based on the reference date of 1 January 2025. The asking price sits 26% above this valuation. Between 2020 and 2025 the WOZ value rose by 55%, from €271,000 to €421,000. As for the address itself, the road traffic noise level 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 this postcode area is a KCAF attention zone with 50% of buildings constructed before 1970. The pluvial flooding indication is elevated, as is the current flood risk, while the flood risk for 2050 is 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 only via Van der Werf Makelaars.

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