A waterside home in Cabauw
This terraced house sits right on the water in Cabauw, a small village in the municipality of Lopik. With 770 residents, it is a quiet spot where nature is close by. The asking price is €495,000. For context, terraced houses in Lopik currently average around €545,000.
The house itself
Built in 1920, this home has five rooms, four bedrooms and one bathroom spread over two floors. The living area is 106 m² according to the BAG registration, while the agent lists 108 m². The plot measures 303 m². The house has a front and back garden, and it is set right on the water. According to the agent, the home has mostly double glazing and a central heating boiler. It is freehold, so you own the land as well. The energy label is G, the least efficient label, so expect high heating costs.
Life in Cabauw
Cabauw is a village where residents know each other. One resident says: "Friendly neighbours and everyone knows each other." Another notes: "Good quiet but no amenities. Has nature. Poorly accessible." A third adds: "We live in a beautiful neighbourhood with quite a bit of greenery and water around us." These reviews come from the wider district of Lopik Benschop en Polsbroek, based on three reviews, and give an average score of 7.6. The village has a mix of ages, with about a fifth of residents aged 65 or over. For more on the area, see the Cabauw neighbourhood.
Amenities and transport
For daily errands, the nearest supermarket is Albert Heijn, a ten-minute walk away, with SPAR and PLUS a couple of streets further. Basisschool Gerardus Majella is just around the corner, and there are more schools within a short drive. The nearest GP is Huisartsenpraktijk Polsbroek, and the Schoonhovense Apotheek is nearby. Bus line 505 stops on your doorstep at Cabauw/Zevender, M. Overbeek. The nearest train station is Gouda Goverwelle, about 11.6 km away. For more on the wider area, see the municipality of Lopik.
WOZ and address data
The WOZ value is €344,000 as of 1 January 2025, and the asking price is 44% above that. Between 2020 and 2025, the WOZ value rose by 56%, from €221,000 to €344,000. As for the area, the noise level from road traffic is 50 dB Lden, above the norm, based on 2022 data. The foundation risk indication is medium, and the soil is clay. This is an area-level indication, not an inspection of this specific home. Pluvial flooding at heavy rain is low, while the current flood risk is elevated and the 2050 flood risk is medium.
Source
At the time of writing, the home is offered via multiple channels, including ML2 Vastgoed.
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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 Cabauwsekade 81, Lopik
How does the asking price compare with the WOZ value?
The asking price of €495,000 is 44% above the WOZ value of €344,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The difference is a fact, not a judgement. The neighbourhood average asking price is around €545,000, so this home sits below that average.
What is the layout of this terraced house?
According to the agent, the home has five rooms, four bedrooms and one bathroom spread over two floors. The living area is listed as 108 m² by the agent, while the BAG registration gives 106 m². The plot is 303 m². There is a front and back garden, and the house is set on the water. The home is freehold, so you own the land.
What does the energy label G mean for this home?
Energy label G is the least efficient label, so you can expect high heating costs. The label reflects the overall energy performance of the home, but it does not tell you about the condition of the structure. The agent notes that the home has mostly double glazing and a central heating boiler, which are separate facts from the label.
What is the foundation risk in this area?
The foundation risk indication for this address is medium, based on public data from KCAF and the Atlas Leefomgeving. The soil is clay, and the home was built in 1920, which may mean wooden piles or a shallow foundation. This is an area-level indication, not an inspection of this specific home. The risk level is given as medium, no more.
What are the flood risks for this property?
According to the Klimaateffectatlas, the current flood risk is elevated, and the 2050 flood risk is medium. Pluvial flooding, which happens when heavy rain overwhelms drainage, is low. These are area-level indications based on public data, not a site-specific assessment of this home. The levels are as given: low, elevated and medium.
How noisy is it at this address?
The noise level from road traffic is 50 dB Lden, which is above the Dutch noise norm, based on 2022 data from the Atlas Leefomgeving. This is an area-level indication, not a measurement taken at the property itself. The figure tells you the average noise exposure over a day, evening and night, but it does not describe how it sounds in practice.
What amenities are within walking distance?
The nearest supermarket, Albert Heijn, is about 2.8 km away, which is a ten-minute walk. Basisschool Gerardus Majella is just 700 m away, around the corner. The nearest GP is Huisartsenpraktijk Polsbroek, about 3.1 km away, and the Schoonhovense Apotheek is 3.5 km away. Bus line 505 stops at Cabauw/Zevender, M. Overbeek, just 47 m from the door.
What is the neighbourhood like according to residents?
Residents of the district Lopik Benschop en Polsbroek give an average score of 7.6, based on three reviews. One resident says: "Friendly neighbours and everyone knows each other." Another notes: "Good quiet but no amenities. Has nature. Poorly accessible." A third mentions the greenery and water around. These reviews describe the wider district, not just Cabauw itself.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value of this home rose by 56%, from €221,000 to €344,000. The reference date for the current value is 1 January 2025. This development is a historical fact from the municipality, and it does not predict future changes. The asking price is 44% above the current WOZ value.
Is the home offered through multiple agents?
At the time of writing, the home is offered via multiple channels, including ML2 Vastgoed and ML2 Vastgoed on Funda. This means you can find the listing in more than one place. The agent is ML2 Vastgoed, and no other details about the agent are given in the listing.
