A terraced house by the water in Alphen aan den Rijn
This terraced house on Havixhorst 104 sits in Horstenbuurt-Zuid, a residential area in Alphen aan den Rijn where the streets are quiet and the water is close by. The home was built in 1987 and has an energy label C. With an asking price of €445,000, the price per square metre comes to €4,159 based on the agent's listing, which puts it on the high side compared with the average of €4,873 per m² for terraced houses in Alphen aan den Rijn. The asking price sits 1% above the WOZ value.
Inside the home
According to the agent, the home has five rooms, four bedrooms and one bathroom spread over three floors, with a volume of 397 m³. The living area is listed as 107 m² by the agent, while the BAG registration records 117 m². The plot measures 154 m² in both sources. There is a front garden of 33 m² and a back garden of 50 m² facing north, and the home is heated with a central heating boiler. The agent describes the setting as a quiet road by the water in a residential area, near public transport, a school and a shopping centre, with an unobstructed view.
Life in Horstenbuurt-Zuid
Horstenbuurt-Zuid is a compact neighbourhood with around 1,640 residents, and most of the homes here are owner-occupied terraced houses built between 1970 and 1990. 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 says: "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 adds: "I grew up there and have always been satisfied. I would never want to leave and have little to complain about." The neighbourhood itself has one home currently for sale, with an average asking price of €385,000. For more on the area, see the Horstenbuurt-Zuid neighbourhood.
Amenities and transport
The daily essentials are close by. A Jumbo supermarket is just around the corner, with an Albert Heijn and a Lidl a couple of streets away. De Hobbitburcht-Havixhorst primary school is on your doorstep, and the Protestant Christian primary school De Mare is just around the corner. The nearest GP, Huisartsenpraktijk MedZorg, is a five-minute walk, and Apotheek de Herenhof pharmacy is just around the corner. Bus stops at Havixhorst and Loenhorst are within a couple of minutes' walk, served by lines 2 and 183, and Alphen a/d Rijn station is about three kilometres away. The municipality of Alphen aan den Rijn offers more context on the wider area, see the municipality of Alphen aan den Rijn.
WOZ value and address data
The WOZ value for this home is €440,000 as of 1 January 2025, and the asking price is 1% above that value. Between 2020 and 2025 the WOZ value rose by 63%, from €270,000 to €440,000. At the address level, public risk data indicates road traffic noise at 47 dB and aircraft noise at 42 dB, both below the noise standard for 2022. The foundation risk indication is low, though the soil is peat, which is sensitive to settlement. Pluvial flooding at heavy rain is indicated as medium, while current flood risk and heat stress are low, with heat stress expected to rise to medium by 2050. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing the home is offered via multiple channels, including Makelaardij Wolvers and listings on Pararius, 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 Havixhorst 104, Alphen Aan Den Rijn
How does the asking price compare with the WOZ value?
The WOZ value is €440,000 as of 1 January 2025, and the asking price of €445,000 sits 1% above that. Between 2020 and 2025 the WOZ value rose by 63%, from €270,000 to €440,000. The WOZ is the municipal valuation for tax purposes, not the current market value, so the comparison is a factual reference point rather than a judgement on the price.
What is the layout of this terraced house?
The agent lists five rooms, four bedrooms and one bathroom across three floors, with a volume of 397 m³. The living area is given as 107 m² by the agent, while the BAG registration records 117 m². The plot measures 154 m² in both sources. There is a front garden of 33 m² and a back garden of 50 m² facing north, and the home is heated with a central heating boiler.
What is the foundation risk for this address?
The foundation risk indication at this address is low, according to public risk data from sources such as the Klimaateffectatlas. The soil is peat, which is sensitive to settlement. This is an area-level indication based on open data, not an inspection of this specific home. The noise level from road traffic is 47 dB and from aircraft 42 dB, both below the noise standard for 2022.
What supermarkets are near this home?
A Jumbo supermarket is about 320 metres away, an Albert Heijn about 390 metres, and a Lidl about 410 metres. There are 18 supermarkets within five kilometres, so daily groceries are within easy reach. The nearest shopping centre is described by the agent as nearby, and the home is also close to a school and public transport stops.
What is the neighbourhood like?
Horstenbuurt-Zuid has around 1,640 residents, with most homes being owner-occupied terraced houses built between 1970 and 1990. Residents across the municipality of Alphen aan den Rijn give an average score of 7.66 out of 10, based on fifteen reviews. One resident mentions friendly people and plenty of supermarkets, while noting few shops or nightlife options and occasional public transport problems.
How far is the nearest train station?
The nearest train station is Alphen a/d Rijn, about 3 kilometres from the home. Bus stops at Havixhorst and Loenhorst are within about 200 metres, served by lines 2 and 183. The agent describes the home as being near public transport, and the setting includes proximity to a school and a shopping centre.
What is the energy label and what does it mean?
The home has energy label C. This label indicates the energy performance of the home as registered, and with label C you can expect moderate energy costs compared with the most efficient labels. The home was built in 1987 and is heated with a central heating boiler. The label itself does not say anything about the structural condition of the home.
How does the living area compare with the neighbourhood average?
The agent lists the living area at 107 m², which is 35% larger than the neighbourhood average of 79 m². The BAG registration records 117 m². The plot measures 154 m². With four bedrooms and three floors, the home offers more space than the typical home in this part of Alphen aan den Rijn.
What schools are close to this home?
De Hobbitburcht-Havixhorst primary school is about 190 metres away, and the Protestant Christian primary school De Mare is about 340 metres. RK basisschool Het Spectrum is about 570 metres away. There are 46 schools within five kilometres, including secondary education at about 1.4 kilometres. The agent notes the home is near a school.
What is the flood risk for this address?
The current flood risk at this address is low, and it is expected to remain low by 2050, according to public climate data. Pluvial flooding at heavy rain is indicated as medium. Heat stress is currently low but is expected to rise to medium by 2050. These are area-level indications from the Klimaateffectatlas, not an inspection of this specific home.
