A waterside family home in Koudekerk aan den Rijn
This terraced house on De Tas 6 sits right by the water in a residential area, a setting that gives the street a calm, open feel. The home dates from 1977 and comes with an energy label C. With an asking price of €500,000, the price per square metre works out at €4,274 based on the agent's floor area of 117 m². That puts it on the high side compared with the average of €3,849 per m² for terraced houses in Alphen aan den Rijn, though the median asking price in the neighbourhood is €475,000.
Inside the home
According to the agent, the house has five rooms, four bedrooms and one bathroom spread over three floors, with a volume of 442 m³. The living area is listed as 117 m² by the agent, while the BAG registration records 123 m². The plot measures 131 m² in both sources. There is a south-facing back garden of 36 m², and the property is a single-family home with full ownership. The agent notes double glazing and a central heating boiler.
Life in Koudekerk aan den Rijn-Noord
The neighbourhood counts around 1,785 residents, and most of the housing stock consists of single-family homes. Residents across the municipality of Alphen aan den Rijn give their living environment an average score of 7.66, based on fifteen reviews. One resident describes a cosy backwater: "Friendly people, plenty of supermarkets in the area, few shops or nightlife options, for that you have to go to Alphen or big cities like Leiden or The Hague, and public transport regularly has problems." Another says: "I grew up there and have always been satisfied. I would never want to leave and have little to complain about." The reviews reflect the wider municipality rather than this specific neighbourhood. For a closer look at what the Koudekerk aan den Rijn-Noord neighbourhood offers, the data shows a mix of ages, with a quarter of residents aged 65 or over.
Amenities and transport
The Jumbo supermarket is a ten-minute walk away, with a Hoogvliet just a couple of streets further. Samenwerkingsschool MeerWaarde, a primary school with around 300 pupils, is just around the corner, and the nearest GP practice, Huisartsenpraktijk Koudekerk aan de Rijn, is a ten-minute walk. The BENU Apotheek Rijnwoude is a couple of streets beyond that. Bus line 169 stops at Koudekerk a/d Rijn, Weidedreef, a five-minute walk from the house, and line 165 is available at Hazerswoude-Rijndijk, Zwaantje. The nearest train station, Alphen a/d Rijn, is about 3.7 km away. The municipality of the municipality of Alphen aan den Rijn covers the wider area.
WOZ value and address data
The WOZ value for this home was set at €471,000 on 1 January 2025. The asking price sits 6% above that valuation. Between 2020 and 2025, the WOZ value rose by 82%, from €259,000 to €471,000. As for the address, the noise level from road traffic is 49 dB Lden, which is above the noise standard, while rail and air traffic noise stay below their standards. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. Pluvial flooding at heavy rain is indicated as medium, as is the current flood risk and the 2050 flood risk. 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 via multiple channels, including Houtman & de Vogel Makelaardij and listings on Funda, Huispedia and Vastgoed Nederland.
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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 De Tas 6, Koudekerk Aan Den Rijn
How does the asking price compare to the WOZ value?
The WOZ value for De Tas 6 was set at €471,000 on 1 January 2025. The asking price of €500,000 is 6% above that valuation. Between 2020 and 2025, the WOZ value increased by 82%, from €259,000 to €471,000. The WOZ value is the municipal valuation for tax purposes, not the current market value.
What is the layout of this terraced house?
According to the agent, the house has five rooms, four bedrooms and one bathroom spread over three floors. The living area is listed as 117 m² by the agent, while the BAG registration records 123 m². The plot measures 131 m². There is a south-facing back garden of 36 m², and the property is a single-family home with full ownership.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public data from the Atlas Leefomgeving. The soil consists of clay, which is sensitive to settling. This is an area-level indication, not an inspection of the specific home. The noise level from road traffic is 49 dB Lden, above the noise standard, while rail and air traffic noise remain below their standards.
What are the flood and climate risks at this address?
The climate risk data for this address indicates a medium risk of pluvial flooding at heavy rain. The current flood risk is also medium, as is the projected flood risk for 2050. Heat stress is currently low but is expected to become medium by 2050. These are area-level indications from the Klimaateffectatlas, not an assessment of this particular property.
Which supermarkets are closest to this home?
The nearest supermarket is a Jumbo, about 1.5 km away, which is roughly a ten-minute walk. A Hoogvliet is just a bit further at around 1.5 km. A Lidl and another Hoogvliet are about 3 km away, with an Aldi at approximately 3.2 km. In total, there are 20 supermarkets within a 5 km radius of the home.
What schools are near De Tas 6?
Samenwerkingsschool MeerWaarde, a primary school with around 300 pupils, is about 450 m away, just around the corner. Openbare Basisschool JPF Steyaert is about 1.1 km away, and Katholieke Basisschool De Tweeklank is at roughly 1.5 km. For secondary education, the nearest school is about 4.8 km away, which means a longer trip for older students.
How is the public transport in this area?
Bus line 169 stops at Koudekerk a/d Rijn, Weidedreef, about 470 m from the home, and also at Dr. Vlaanderenlaan, roughly 510 m away. Bus line 165 is available at Hazerswoude-Rijndijk, Zwaantje, about 570 m from the house. The nearest train station is Alphen a/d Rijn, approximately 3.7 km away.
What do residents say about living in this area?
Residents across the municipality of Alphen aan den Rijn give their living environment an average score of 7.66, based on fifteen reviews. One resident describes a cosy backwater: "Friendly people, plenty of supermarkets in the area, few shops or nightlife options, for that you have to go to Alphen or big cities like Leiden or The Hague, and public transport regularly has problems." Another says: "I grew up there and have always been satisfied. I would never want to leave and have little to complain about." These reviews reflect the wider municipality, not this specific neighbourhood.
What is the energy label of this home?
The energy label for this home is C. The agent notes that the house has double glazing and a central heating boiler. Label C is a mid-range label, so energy costs will be moderate compared to the most efficient homes, but lower than the least efficient ones. The label reflects the official registration and does not indicate any specific condition of the property.
How many homes are for sale in this neighbourhood?
Currently, there are 7 homes for sale in the Koudekerk aan den Rijn-Noord neighbourhood. The average asking price is €527,857, with a median of €475,000. Prices range from €340,000 to €945,000. The average asking price per square metre is €3,849, and the average floor area of homes for sale is 139 m².
