A quiet spot in Uitgeest
This terraced house on De Waterdief 81 sits in De Kleis, a small neighbourhood in Uitgeest. The area feels calm and residential, with a mix of homes from different eras. The asking price is €460,000. For context, terraced houses in Uitgeest are the property type on offer here.
The home itself
Built in 1993, this five-room house spans three floors and includes four bedrooms and one bathroom. The living area is listed as 103 m² according to the BAG registration, while the agent states 100 m²; the plot is 117 m² in both. The house is fully insulated and heated by a central heating boiler. There is a garden facing south, and the setting is described as a quiet road with an open view.
Life in De Kleis
De Kleis is a compact neighbourhood where most homes are owner-occupied, with 82% of the housing stock in that category. The population is around 2,400, and the age spread is fairly even, with the largest group between 45 and 65. Residents of the district of Uitgeest give an average score of 7.5, based on one review. A resident says: "Small village, nice and quiet. Not much to do though.." The neighbourhood itself has a mix of housing from before 1945 and from 1990 to 2010, according to local data. The De Kleis neighbourhood is where this home is located.
Amenities and transport
For daily errands, Albert Heijn is just around the corner, with Dekamarkt a ten-minute walk away. Openbare Basisschool De Wissel is a couple of streets away, and Kindcentrum Kornak is also within walking distance. The GP practice De Kleis Huisartsen is a five-minute walk, while the nearest pharmacy, Maere Apotheek, is in Heemskerk. Bus stops at Assum and Uitgeest Station are both close by, served by lines 71 and 163, and Uitgeest train station is a five-minute walk. The municipality of Uitgeest covers the wider area.
WOZ and address data
The WOZ value for this home is €464,000, based on the reference date 1 January 2025. The asking price is 1% below the WOZ value. Between 2020 and 2025, the WOZ value rose by 60%, from €290,000 to €464,000. As for address-level risk data, the noise from road traffic is 43 dB Lden and from rail traffic 38 dB Lden, both below the norm, but aircraft noise is 49 dB Lden, which is above the norm. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. Pluvial flooding risk is low, as is flood risk now and in 2050; heat stress is low now but medium by 2050. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, this home is offered via multiple channels, including De Groot Vastgoed Adviseurs BV and other listings. The agent is De Groot Vastgoed Adviseurs BV.
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Details of this home
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Layout
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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 Waterdief 81, Uitgeest
How does the asking price compare with the WOZ value?
The asking price of €460,000 is 1% below the WOZ value of €464,000, which was set on 1 January 2025. 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 €290,000 in 2020 to €464,000 in 2025. This comparison is precomputed and does not imply any judgement about the asking price.
What is the layout of this terraced house?
The house has five rooms in total, including four bedrooms and one bathroom, spread over three floors. The living area is 103 m² according to the BAG registration, while the agent lists 100 m². The plot is 117 m². The home is fully insulated and has a central heating boiler. There is a garden facing south, and the setting is described as a quiet road with an open view.
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 likely to have relatively low energy costs compared with less efficient labels. The agent also states that the home is fully insulated. No further details about the insulation or heating system are given beyond the central heating boiler. The label is a fact, not a judgement on the condition of the home.
What are the noise levels around this address?
According to public address-level data, road traffic noise is 43 dB Lden and rail traffic noise is 38 dB Lden, both below the noise norm. Aircraft noise is 49 dB Lden, which is above the norm. These figures are area-level indications from 2022 and 2023, not measurements taken at this specific home. The data comes from Atlas Leefomgeving and similar sources.
What is the foundation risk for this home?
The foundation risk indication for this address is low. The soil type is clay, which is noted as sensitive to settling. This is an area-level indication based on public data, not an inspection of this specific property. No further details are provided about the foundation condition. The risk level is stated as low, which is the lowest category.
What supermarkets are near this home?
Albert Heijn is the nearest supermarket, at about 368 metres, which is just around the corner. Dekamarkt is about 1.1 km away, a ten-minute walk. SPAR express is at 1.3 km, and there are two Jumbo supermarkets at around 1.5 km. In total, there are 32 supermarkets within 5 km, so there are plenty of options for groceries.
Which schools are close by?
Openbare Basisschool De Wissel is the nearest primary school, at about 437 metres, a five-minute walk. Kindcentrum Kornak is at 652 metres, and Kindcentrum Zevenhoeven at 850 metres. For secondary education, the nearest school is about 3.4 km away. There are 59 schools within 5 km, including primary and special education options.
How is the public transport connection?
The nearest bus stop is Uitgeest, Assum, at about 402 metres, served by line 71. Uitgeest Station bus stop is at 463 metres, with lines 71 and 163. The train station Uitgeest is about 426 metres away, a five-minute walk. This gives access to both bus and rail services, though no destinations or frequencies are stated.
What is the neighbourhood like according to residents?
Residents of the district of Uitgeest give an average score of 7.5, based on one review. One resident describes it as a "Small village, nice and quiet. Not much to do though.." This review is about the district, not specifically De Kleis. The neighbourhood itself has around 2,395 inhabitants, and 82% of homes are owner-occupied.
What is the price per square metre for this home?
The price per square metre is €4,600, based on the agent's listed living area of 100 m². The average asking price per square metre in the neighbourhood is €4,733, based on two available listings. This home's price per m² is slightly below that average. The living area according to the BAG registration is 103 m², which would give a different per-m² figure, but that is not calculated here.
