A waterside home in IJsselstein
This terraced house on Herentalsstraat 15 sits in the Hazenveld en Overwaard neighbourhood of IJsselstein, right on the water with a free view. Built in 2004, it is a modern home in a residential area. The asking price of €675,000 is keen compared with the neighbourhood average asking price of €774,750, and it is the cheapest of the four homes currently for sale in this neighbourhood. For context, terraced houses in IJsselstein average €4,486 per m², while this home asks €4,219 per m².
The home itself
Inside, the agent lists five rooms, three bedrooms and one bathroom spread over three floors, with a volume of 567 m³. The living area is 162 m² according to the BAG registration, while the agent lists 160 m²; the plot is 115 m² in both. Outside there is a sunny terrace of 18 m² facing south, a roof terrace, and a carport with parking space. The home is fully owned and, according to the agent, fully insulated with roof, wall and floor insulation and double glazing. Heating comes from a combination boiler, a gas fireplace and partial underfloor heating.
Life in Hazenveld en Overwaard
Residents of the district IJsselstein give their surroundings an average of 7.86, based on fifteen reviews. One resident describes a child-friendly, pleasant street with lots of greenery and social control, though noting that people occasionally drive too fast in the 30 km zone. Another resident, living on an industrial estate, feels safe but misses greenery and hopes the municipality will green the area. The neighbourhood itself has 835 inhabitants, with a mix of ages and a large share of older residents. The Hazenveld en Overwaard neighbourhood is home to 426 dwellings, just over half of which are owner-occupied.
Amenities and transport
Daily errands are well covered: Aldi and PLUS are just around the corner, Jumbo a couple of streets away, and Lidl a ten-minute walk. Basisschool WIJ is a five-minute walk, and Cals College IJsselstein is just around the corner. The nearest GP is Huisartsenzorg IJsselstein, locatie Nieuwpoort, Verhagen en Beukers, a ten-minute walk, and BENU Apotheek Nieuwpoort is a couple of streets away. Bus stops at Overwaard (lines 31, 195, 395) and Europalaan (line N6) are within a five-minute walk, and the nearest train station is Houten, about 7.5 km away. The municipality of IJsselstein offers further amenities within easy reach.
WOZ and address data
The WOZ value on 1 January 2025 was €668,000, and the asking price is 1% above that value. Between 2020 and 2025 the WOZ value rose 35%, from €496,000 to €668,000. At address level, public risk data indicates road traffic noise of 65 dB Lden, above the noise standard, for the year 2022. The foundation risk indication is low, though the soil is clay and sensitive to settling. Pluvial flooding at heavy rain is low, while current flood risk is elevated and medium for 2050. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing the home is offered via two channels, including van Oord Makelaars on Funda.
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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 Herentalsstraat 15, Ijsselstein
How does the asking price compare with the neighbourhood average?
The asking price of €675,000 is 13% below the neighbourhood average asking price of €774,750, and it is the cheapest of the four homes currently for sale in Hazenveld en Overwaard. Per square metre the price is €4,219, which is 6% below the neighbourhood average of €4,486 per m². The price verdict is therefore keen.
What is the layout of this terraced house?
According to the agent, the home has five rooms, three bedrooms and one bathroom spread over three floors. The living area is 162 m² according to the BAG registration, while the agent lists 160 m². The plot is 115 m². There is a sunny terrace of 18 m² facing south, a roof terrace, and a carport with parking space.
What is the WOZ value and how has it developed?
The WOZ value on 1 January 2025 was €668,000. The asking price is 1% above that value. Over the past five years, the WOZ value rose 35%, from €496,000 in 2020 to €668,000 in 2025. This reflects the municipal valuation, not the current market value.
What are the noise levels around this address?
Public risk data at address level indicates road traffic noise of 65 dB Lden for the year 2022, which is above the Dutch noise standard. This is an area-level indication from open data sources, not a measurement at this specific home. The data does not specify the exact source of the noise.
What is the foundation risk for this home?
The foundation risk indication at this address is low, according to public risk data. The soil is clay, which is noted as sensitive to settling. This is an area-level indication, not an inspection of this specific property. No further details are provided in the listing.
Which supermarkets are nearby?
Aldi is 429 metres away and PLUS is 446 metres away, both just around the corner. Jumbo is 713 metres away, a couple of streets from the home, and Lidl is 982 metres away, about a ten-minute walk. A fifth supermarket, another Jumbo, is 1.2 km away.
What schools are within walking distance?
Basisschool WIJ is 453 metres away, about a five-minute walk. Cals College IJsselstein, a secondary school, is 292 metres away, just around the corner. De Baanbreker, a school for practical education, is 720 metres away, and Anna van Rijn College (mavo and havo/vwo) is about 1 km away.
How is the public transport connection?
The nearest bus stop is IJsselstein, Overwaard, 503 metres away, served by lines 31, 195 and 395. IJsselstein, Europalaan is 366 metres away with line N6, and IJsselstein, Televisiebaan is 768 metres away with line N6. The nearest train station is Houten, 7.5 km away.
What do residents say about the district?
Residents of the district IJsselstein give their surroundings an average of 7.86, based on fifteen reviews. One resident praises a child-friendly, pleasant street with greenery and social control, though noting occasional speeding in the 30 km zone. Another resident, living on an industrial estate, feels safe but wishes for more greenery.
What is the energy label of this home?
The energy label is A, which is an efficient label. According to the agent, the home is fully insulated with roof, wall and floor insulation and double glazing. Heating is provided by a combination boiler, a gas fireplace and partial underfloor heating. The label reflects the official registration.
