A semi-detached home in Kesteren
This semi-detached house on Nicolaas Beetsstraat 17 sits in the Kesteren neighbourhood of Neder-Betuwe, a quiet spot on a residential street. Built in 1972, the home has an energy label B. The asking price is €515,000. For context, semi-detached houses in Neder-Betuwe are part of the wider local market.
The home itself
Inside, the home offers six rooms, including four bedrooms and one bathroom, spread over three floors. The living area is 121 m² according to the agent, while the BAG registration lists 116 m²; the plot is 292 m² in both. Outside, there is a rear garden of 124 m² facing south, accessible via the back, plus a front and side garden. A detached brick garage provides parking or storage. The property is freehold, with roof insulation, double glazing and wall insulation, and is heated by a combi boiler.
The Kesteren neighbourhood
Residents of the district give it an average score of 7.94, based on four reviews. One resident says: "Quiet neighbourhood with a beautiful orchard and a small football pitch on the street." Another adds: "When you run into neighbours, there's a greeting. They would help if needed." The neighbourhood has around 4,685 inhabitants, with a mix of ages and household types. The local housing market shows 19 homes currently for sale, with an average asking price of €706,288. The Kesteren neighbourhood offers a settled, community feel.
Amenities and transport
Daily errands are easy from here. The PLUS supermarket is just around the corner, and there are several schools within a short walk, including Openbare Daltonschool Het Palet and Hervormde Basisschool De Wegwijzer. The GP practice Huisartsenpraktijk Kesteren and Apotheek de Bongerd Kesteren are both a couple of streets away. For public transport, bus stops at Schenkhofstraat and Torenstraat are nearby, with lines 45 and 237, and the train station Kesteren is a ten-minute walk. The municipality of Neder-Betuwe covers the wider area.
WOZ and address data
The WOZ value for this home is €424,000, with a reference date of 2025-01-01. The asking price is 21% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 60%, from €265,000 to €424,000. Regarding address risks, the road traffic noise level is 51 dB Lden, which is above the norm, while railway noise is 35 dB Lden, below the norm. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. Pluvial flooding risk is low, but current flood risk is elevated, and by 2050 it is medium. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Joop van Mourik makelaars and their listing on 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 Nicolaas Beetsstraat 17, Kesteren
How does the asking price compare to the WOZ value?
The asking price of €515,000 is 21% above the WOZ value of €424,000, which was set on 2025-01-01. The WOZ value is the municipal valuation, not the current market value. Over the past five years, the WOZ value has increased by 60%, from €265,000 in 2020 to €424,000 in 2025. This comparison is factual and does not imply any judgement about the price.
What is the layout of this semi-detached house?
According to the agent, the home has six rooms, including four bedrooms and one bathroom, spread over three floors. The living area is listed as 121 m² by the agent, while the BAG registration states 116 m². The plot is 292 m². There is a rear garden of 124 m² facing south, accessible via the back, plus a front and side garden, and a detached brick garage.
What is the energy label and what does it mean?
The energy label is B, which is an efficient label. This means the home is relatively energy-efficient compared to less efficient labels, so you can expect moderate energy costs. The agent also notes that the home has roof insulation, double glazing and wall insulation, and is heated by a combi boiler. These features contribute to the overall energy performance, though the label itself is a separate fact.
What are the noise levels around this address?
According to public risk data, the road traffic noise level at this address is 51 dB Lden, which is above the Dutch noise norm. Railway noise is 35 dB Lden, which is below the norm. These are area-level indications based on open data, not a measurement of this specific home. The data comes from sources like Atlas Leefomgeving and is indicative of the surrounding environment.
What is the foundation risk for this property?
The foundation risk indication for this address is low, according to public data. However, the soil type is clay, which is noted as sensitive to settling. This is an area-level indication, not an inspection of the property itself. The information comes from KCAF and other public sources, and it does not constitute a structural assessment of the home.
What flood risks are associated with this location?
The current flood risk for this address is elevated, while the risk for 2050 is medium. Pluvial flooding, which occurs from heavy rain, is low. These are area-level indications from the Klimaateffectatlas, not a specific assessment of this property. The data reflects the broader area's vulnerability to flooding, and it is presented as factual information without any judgement.
What amenities are within walking distance?
The PLUS supermarket is just around the corner, about 481 metres away. Several schools are nearby, including Openbare Daltonschool Het Palet at 56 metres and Hervormde Basisschool De Wegwijzer at 124 metres. The GP practice Huisartsenpraktijk Kesteren is 318 metres away, and the pharmacy Apotheek de Bongerd Kesteren is 391 metres. The train station Kesteren is 918 metres away, a ten-minute walk.
What public transport options are available?
Bus stops are close by: Kesteren, Schenkhofstraat at 365 metres with lines 45 and 237, and Kesteren, Torenstraat at 380 metres with line 237. A larger stop at Waldeck Pyrmont, 604 metres away, offers lines 41, 44, 45, 237 and 803. The nearest train station is Kesteren, at 918 metres. These are the stops and lines as listed, without any additional travel time information.
How does the price per m² compare to the neighbourhood?
The asking price per m² is €4,256, based on the agent's living area of 121 m². The neighbourhood average asking price per m² is €4,036. This means the price per m² for this home is slightly above the neighbourhood average. However, the overall asking price is €515,000, and the neighbourhood average asking price is €706,288, because the home is smaller than the average.
What do residents say about the district?
Residents of the district give an average score of 7.94, based on four reviews. One resident says: "Quiet neighbourhood with a beautiful orchard and a small football pitch on the street." Another says: "When you run into neighbours, there's a greeting. They would help if needed." These reviews reflect the district as a whole, not just this specific neighbourhood.
