A terraced house in Woubrugge-West
Emmalaan 6 sits in Woubrugge-West, a quiet corner of Woubrugge in the municipality of Kaag en Braassem. The area has a village feel, with water nearby and a mix of older and newer homes. This terraced house was built in 1972 and has an energy label C. The asking price of €470,000 is on the high side compared with the average asking price for terraced houses in Kaag en Braassem.
The home itself
Inside, the house offers five rooms, including four bedrooms and one bathroom, spread over three floors. The living area is 115 m² according to the BAG registration, while the agent lists 116 m². The plot measures 136 m². There is a rear garden of 61 m² facing north, accessible via the back alley, plus a front garden. The property is freehold, has double glazing, wall insulation and floor insulation, and is heated by a combi boiler.
Life in Woubrugge-West
Residents of the municipality of Kaag en Braassem give their living environment an average score of 5.76 out of 10, based on four reviews. One resident says: "Quiet and friendly. Helpful and friendly towards each other." Another is more critical: "Most people end up here because they can't find housing in Leiden, Alphen and surrounding areas. But you wouldn't wish this on anyone, no facilities." The neighbourhood itself has around 1,825 inhabitants, and about 63% of homes are owner-occupied. For a fuller picture of the area, have a look at the Woubrugge-West neighbourhood.
Amenities and transport
The pharmacy is on your doorstep, and the GP practice is just around the corner. The SPAR supermarket is a couple of streets away, with the Albert Heijn, Jumbo and Lidl further out. Primary school SWS De Wereldweide is a five-minute walk. Bus stops on the Kerkweg and Kruisweg/Brug are nearby, served by lines 182 and 183. The nearest train station is Alphen a/d Rijn, about 5 km away. The wider area, the municipality of Kaag en Braassem, offers plenty of countryside.
WOZ value and address data
The WOZ value for 2025 is €440,000, based on the reference date 1 January 2025. The asking price is 7% above the WOZ value. Between 2020 and 2025, the WOZ value rose by 64%, from €268,000 to €440,000. As for address-level risks, these are area-level indications rather than an inspection of this home. The foundation risk indication is low, though the soil is clay, which is sensitive to settlement. Road traffic noise is measured at 54 dB Lden, above the noise standard, while rail and air traffic noise are below their standards. Pluvial flooding at heavy rain is elevated, and the current flood risk is medium, remaining medium in 2050. Heat stress is currently low but medium by 2050.
Source
At the time of writing, the home is offered via multiple channels, including Drieman Alphen aan den Rijn.
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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 Emmalaan 6, Woubrugge
What does the asking price of €470,000 mean for this terraced house?
The asking price is €470,000, which works out at €4,052 per m² based on the agent's listed floor area. The price verdict is that it is on the high side compared with the average asking price for terraced houses in the municipality. The WOZ value for 2025 is €440,000, and the asking price sits 7% above that figure.
How is the house laid out?
The house has five rooms in total, including four bedrooms and one bathroom, spread over three floors. The living area is 115 m² according to the BAG registration, while the agent lists 116 m². There is a rear garden of 61 m² facing north, accessible via the back alley, plus a front garden. The property is freehold.
What is the WOZ value of this property?
The WOZ value for 2025 is €440,000, based on the reference date 1 January 2025. The asking price is 7% above this value. Over the past five years, the WOZ value has risen by 64%, from €268,000 in 2020 to €440,000 in 2025. The WOZ value is the municipal valuation, not the current market value.
What are the area-level risk indications for this address?
The foundation risk indication is low, though the soil is clay, which is sensitive to settlement. Road traffic noise is measured at 54 dB Lden, above the noise standard, while rail and air traffic noise are below their standards. Pluvial flooding at heavy rain is elevated, and the current flood risk is medium, remaining medium in 2050. Heat stress is currently low but medium by 2050. These are area-level indications, not an inspection of this specific home.
What amenities are nearby?
The pharmacy is on your doorstep, and the GP practice is just around the corner. The SPAR supermarket is a couple of streets away, with the Albert Heijn, Jumbo and Lidl further out. Primary school SWS De Wereldweide is a five-minute walk. Bus stops on the Kerkweg and Kruisweg/Brug are nearby, served by lines 182 and 183. The nearest train station is Alphen a/d Rijn, about 5 km away.
What is the neighbourhood of Woubrugge-West like?
Woubrugge-West has around 1,825 inhabitants, and about 63% of homes are owner-occupied. Residents of the municipality of Kaag en Braassem give their living environment an average score of 5.76 out of 10, based on four reviews. One resident says it is "quiet and friendly", while another criticises the lack of facilities. The neighbourhood has a village feel with water nearby.
What is the energy label of this house?
The energy label is C. The agent states that the home has double glazing, wall insulation and floor insulation, and is heated by a combi boiler. A label C means moderate energy efficiency, so heating costs will be noticeable but not extreme.
How is the house offered for sale?
At the time of writing, the home is offered via multiple channels, including Drieman Alphen aan den Rijn. The listing has been active since 18 September 2026. The property is a terraced house, described as a single-family home, situated in a residential area.
