Van Malsenstraat 22
Well, Maasdriel
AreaA calm spot in Well
This semi-detached house sits on a quiet road in a residential area of Well, a village in the municipality of Maasdriel. With 535 residents, it is a small community where life moves at a gentle pace. The asking price of €475,000 is judged to be in line with the market, based on the average asking price in the neighbourhood. For context, the wider market for semi-detached houses in Maasdriel shows what is available in the area.
The home itself
Built in 1989, this two-storey home offers five rooms, including four bedrooms and one bathroom. The living area is listed at 152 m² according to the BAG registration, while the agent lists 132 m². The plot measures 314 m². There is a front and rear garden, plus an attached brick garage. The home has a combi boiler for heating and is offered in full ownership. The energy label is C.
Life in Well
Well is a village where people know each other, and the reviews reflect that. Across the municipality of Maasdriel, residents give an average score of 6.92, based on three reviews. One resident says: "Always cheerful when you run into each other." Another notes: "The neighbourhood is tidy and you can play outside well as a child." The same resident adds that the school is good. The village has 215 homes, with 72% owner-occupied. The Well neighbourhood offers a straightforward, community-focused way of life.
Amenities and transport
The daily routine is well covered. Primary school De Welle is just around the corner, and Basisschool De Hoeksteen Christelijk Onderwijs is a couple of streets away. For groceries, Boon's Markt is a ten-minute walk, with Hoogvliet and Coop a bit further. The nearest GP, Huisartsenpraktijk R. Verdijk, is in Ammerzoden, a couple of streets away. Bus stops on Maaijenstraat and Dorpstraat are on your doorstep, served by lines 266 and 669. The nearest train station is Zaltbommel, about 8 km away. The municipality of Maasdriel covers the wider area.
WOZ and address data
The WOZ value is €476,000 as of 1 January 2025, and the asking price is virtually equal to this value. Between 2020 and 2025, the WOZ value rose by 44%, from €331,000 to €476,000. As for address-level risks, these are area-level indications, not an inspection of this specific home. Road traffic noise is measured at 51 dB Lden, above the noise standard, based on 2022 data. The foundation risk indication is low, though the clay soil is noted as sensitive to settlement. Pluvial flooding at heavy rain is elevated, and the current flood risk is medium, as is the 2050 projection. Heat stress is currently low, rising to medium by 2050.
Source
At the time of writing, the home is offered only via Van der Wal makelaars. This information is based on the listing as it appears on that platform.
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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 Van Malsenstraat 22, Well (Ge)
How does the asking price compare to the WOZ value?
The asking price is €475,000, while the WOZ value is €476,000 as of 1 January 2025. The asking price is virtually equal to the WOZ value. The WOZ value is the municipal valuation, not the current market value, and it is used for tax purposes. The comparison is precomputed and shows the two figures are nearly identical.
What is the layout of this semi-detached house?
The home has five rooms in total, including four bedrooms and one bathroom, spread over two floors. The living area is listed at 152 m² according to the BAG registration, while the agent lists 132 m². The plot measures 314 m². There is a front and rear garden, plus an attached brick garage.
What is the energy label and what does it mean for costs?
The energy label is C. This label indicates the home's energy performance as registered. A label C is neither the most nor the least efficient, so energy costs will be moderate compared to the extremes. The home has a combi boiler for heating. No specific energy cost figures are stated in the listing.
What is the foundation risk for this address?
The foundation risk indication for this address is low, based on area-level data. The soil is clay, which is noted as sensitive to settlement. This is an area-level indication from public risk data, not an inspection of this specific home. No further details about the foundation's condition are provided.
What are the flood and climate risks for this area?
Pluvial flooding at heavy rain is elevated, and the current flood risk is medium, as is the 2050 projection. Heat stress is currently low, rising to medium by 2050. These are area-level indications from the Klimaateffectatlas, not an assessment of this specific property. The data reflects the broader area around the address.
What schools are near this home?
Primary school De Welle is just around the corner, about 257 metres away, with 137 pupils. Basisschool De Hoeksteen Christelijk Onderwijs is a couple of streets away, about 296 metres, with 89 pupils. For secondary education, the nearest option is about 8.9 km away. A childcare centre is also close by, at about 300 metres.
How is the public transport in Well?
Bus stops are on your doorstep. The stop at Maaijenstraat is 92 metres away, served by lines 266 and 669. Dorpstraat stop is 244 metres away with the same lines, and Weigraaf stop is 340 metres away with lines 166, 266 and 669. The nearest train station is Zaltbommel, about 8 km away.
What do residents say about living in this area?
Across the municipality of Maasdriel, residents give an average score of 6.92, based on three reviews. One resident says: "Always cheerful when you run into each other." Another notes: "The neighbourhood is tidy and you can play outside well as a child." A third mentions there is "a lot of dangerous loitering youth and a lot of illegal fireworks" in Kerkdriel. These reviews describe the wider municipality, not just Well.
What is the neighbourhood like in terms of demographics?
Well has 535 residents, with an average household size of 2.5. About 47% of households have children, while 26% are single-person households. The age spread is fairly even, with 17% under 15 and 19% aged 65 or over. The housing stock consists of 215 homes, of which 72% are owner-occupied.
What is the noise situation near this address?
Road traffic noise is measured at 51 dB Lden, which is above the noise standard, based on 2022 data. This is an area-level indication from public data, not a measurement taken at the property itself. The home is described as being on a quiet road in a residential area, according to the agent.
