A modern terraced house in Wamel
This 2023 terraced house sits on a quiet road in a residential area in Wamel, a village in the municipality of West Maas en Waal. The asking price of €475,000 is keen compared with the neighbourhood average asking price of €531,867. For context, the median asking price in the area is also €475,000, and the average price per square metre is €3,850. If you are looking at terraced houses in West Maas en Waal, this one stands out for its recent construction and energy label.
Inside the home
According to the agent, the home has five rooms, four bedrooms, one bathroom, and three floors, with a volume of 474 cubic metres. The living area is listed as 134 m² by the agent, while the BAG registration records 122 m²; the plot is 135 m² in both. The house has a front garden and a back garden of 47 m², with a south-west orientation and rear access. It is fully insulated, with roof, wall, and floor insulation, double glazing, and underfloor heating throughout, powered by a heat pump. The property is freehold.
Life in Kern Wamel
Kern Wamel is a village neighbourhood with about 2,330 residents, and the housing stock is mostly older, though this home is part of the newer additions. Residents across the municipality of West Maas en Waal give their living environment an average score of 8.03, based on eight reviews. One resident says: "United and everyone looks out for each other or knows each other." Another notes that Wamel has only a small supermarket that closes early and is closed on Sundays, so for more shopping you would take the car to Dreumel or Beneden-Leeuwen. The reviews are at the municipal level, so they reflect the wider area rather than this specific neighbourhood. For more on the area, see the Kern Wamel neighbourhood.
Amenities and transport
Daily errands are manageable: the SPAR supermarket is just around the corner, and there are several other supermarkets within a short drive, including Lidl, Aldi, and Jumbo. Basisschool De Laak is a ten-minute walk away, and there are other primary schools nearby. The nearest GP is Huisartsenpraktijk Lansdorp, locatie Wamel, about a ten-minute walk, and the pharmacy Apotheek West Maas en Waal is a couple of streets away in Beneden-Leeuwen. For public transport, bus line 165 stops at Wamel, Wamel, just around the corner, and other stops with lines 42, 485, and 685 are within a short walk. The nearest train station is Tiel, about 4.2 km away. The municipality of the municipality of West Maas en Waal covers the surrounding villages.
WOZ value and address data
The WOZ value for this home is €455,000, as of 1 January 2025. The asking price is 4% above the WOZ value. Over the past five years, the WOZ value has risen from €170,000 in 2022 to €374,000 in 2023, €390,000 in 2024, and €455,000 in 2025. As for the address, the noise from road traffic is 48 dB Lden, which is not above the noise standard, and railway noise is 25 dB Lden, also not above the standard. The foundation risk indication is low, though the soil is clay, which is sensitive to settlement, and 2% of properties in the area have an elevated risk of pile rot, according to the Klimaateffectatlas. These are area-level indications, not an inspection of this specific home. The pluvial flooding risk is low, while the current flood risk is elevated and the 2050 flood risk is medium.
Source and agent
At the time of writing, the home is offered via multiple channels, including Van Erp Makelaardij B.V. and Van Erp Makelaardij on Funda.
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Features
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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 Bronckhorstkamp 41, Wamel
How does the asking price compare to the WOZ value?
The asking price of €475,000 is 4% above the WOZ value of €455,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price is also keen compared with the neighbourhood average asking price of €531,867, and the median asking price in the area is €475,000.
What is the layout of this terraced house?
According to the agent, the home has five rooms, including four bedrooms and one bathroom, spread over three floors. The living area is listed as 134 m² by the agent, while the BAG registration records 122 m². The plot is 135 m². There is a front garden and a back garden of 47 m², with a south-west orientation and rear access.
What is the energy label and what does it mean?
The energy label is A+++, which is an efficient label. This means the home is expected to have low energy costs. The agent also states that the home is fully insulated, with roof, wall, and floor insulation, double glazing, underfloor heating, and a heat pump. These are separate facts from the label itself.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public risk data. However, the soil is clay, which is sensitive to settlement, and 2% of properties in the area have an elevated risk of pile rot, based on the Klimaateffectatlas. These are area-level indications, not an inspection of this specific home.
What are the flood risks for this property?
The pluvial flooding risk (from heavy rain) is low. The current flood risk from rivers or sea is elevated, and the 2050 flood risk is medium. These are area-level indications from public data, not an assessment of this specific home. The risks are based on the Klimaateffectatlas and similar sources.
Which supermarkets are nearby?
The nearest supermarket is SPAR, about 760 metres away, which is a ten-minute walk. Other supermarkets within a short drive include Lidl at about 1.9 km, Aldi at about 2.2 km, and two Jumbo stores at about 2.7 km and 3.2 km. A resident of the municipality noted that the local supermarket in Wamel closes early and is closed on Sundays.
What schools are close to this home?
Basisschool De Laak is about 1.2 km away, a ten-minute walk. There is also De Kom Wamel, a special education school, at the same distance. Other primary schools include Protestants Christelijke Basisschool De Terebint at about 1.4 km, and Basisschool de Leeuwenkuil at about 2.5 km. For secondary education, Pax Junior is about 2.5 km away.
How is the public transport in this area?
The nearest bus stop is Wamel, Wamel, about 900 metres away, served by bus line 165. Other stops within about 1.3 km include Beneden Leeuwen, PWA Brug, with lines 42, 485, and 685, and Beneden-Leeuwen, N323/Carpoolplaats, with lines 42 and 165. The nearest train station is Tiel, about 4.2 km away.
What is the neighbourhood like according to residents?
Residents across the municipality of West Maas en Waal give their living environment an average score of 8.03, based on eight reviews. One resident says: "United and everyone looks out for each other or knows each other." Another mentions that Wamel has only a small supermarket that closes early and is closed on Sundays, so for more shopping you would take the car to Dreumel or Beneden-Leeuwen. These reviews are at the municipal level, not specific to Kern Wamel.
Why is the asking price per square metre lower than the neighbourhood average?
The asking price per square metre is €3,545, based on the agent's living area of 134 m². The neighbourhood average asking price per square metre is €3,850. This is a precomputed comparison, and the price verdict is that the asking price is keen compared with the neighbourhood average. No further interpretation is given.
