Koestraat 12
Vianen binnenstad, Vijfheerenlanden
AreaA semi-detached house in the heart of Vianen
Koestraat 12 sits in the middle of Vianen binnenstad, a historic town centre where the streets are lined with characterful buildings and the market square is a short stroll away. This semi-detached house from 1978 offers a practical layout across two floors, with the living space arranged over a manageable footprint. The asking price of €529,000 is 37% below the neighbourhood average asking price of €836,727, which puts it on the low side compared with other homes currently for sale. For a sense of what else is available, have a look at semi-detached houses in Vijfheerenlanden.
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.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
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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 Koestraat 12, Vianen
How does the asking price compare with the WOZ value?
The asking price of €529,000 is 26% above the WOZ value of €421,000, which was set on 1 January 2025. The WOZ value is the municipal valuation used for tax purposes, not the current market value. The gap between the asking price and the WOZ value is a factual comparison, and what it means for the final sale price depends on the market.
What is the layout of this semi-detached house?
The house has four rooms in total, with three bedrooms and one bathroom spread over two floors. The total volume is 366 cubic metres. The living area is listed as 111 m² by the agent, while the BAG registration records 118 m². The plot measures 92 m². The energy label is C.
What is the WOZ value and how has it developed?
The WOZ value is €421,000, based on the reference date of 1 January 2025. Over the past five years the value has risen by 55%, from €271,000 in 2020 to €421,000 in 2025. The annual values were €318,000 in 2021, €363,000 in 2022, €370,000 in 2023 and €396,000 in 2024.
What are the risk indications for this address?
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 and sensitive to settlement, and this postcode area is a KCAF attention zone. Pluvial flooding is indicated as elevated, as is the current flood risk, while the flood risk for 2050 is low. These are area-level indications, not an inspection of this home.
What amenities are nearby?
The Jumbo and Albert Heijn supermarkets are both about 390 metres away, so daily groceries are an easy walk. The nearest primary school, Vreeswijk, is 1.3 kilometres away, and the Service Apotheek Vianen pharmacy is 319 metres from the house. The GP practice, Huisartspraktijk Vreeswijk, is in Nieuwegein, about 1.3 kilometres away.
What is the neighbourhood like?
Vianen binnenstad is a compact neighbourhood with around 1,435 residents. 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 quiet and clean with many primary schools, while another says it is cosy with plenty of things to do. The centre is described as fine and cosy.
How does the price per square metre compare with the neighbourhood?
The asking price of €529,000 works out at €4,766 per square metre, based on the agent's listed living area of 111 m². The neighbourhood average asking price per square metre is €4,549. The average asking price in the neighbourhood is €836,727, while the median is €599,000.
What public transport options are available?
The nearest bus stop is Vianen, Verzorgingsc. Batenstein, about 280 metres away, with lines 74, 84 and N5. The stop Vianen, Vianen Centrum is 412 metres away with the same lines plus Flex, and Vianen, Centrum is 413 metres away with line 46. The nearest train station is Houten Castellum, about 6.4 kilometres away.
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