Hoekenstraat 19
Herenbuurt, Vijfheerenlanden
AreaA terraced house in the heart of Vianen
Hoekenstraat 19 sits in the Herenbuurt, a small neighbourhood of about 550 residents in Vianen, within the municipality of Vijfheerenlanden. The area has a village feel, with a cosy centre and a market that residents enjoy. The asking price of €390,000 is on the high side compared to the WOZ value, which sits 12% below the asking price. For context, this is one of the [terraced houses in Vijfheerenlanden]( /koopwoningen/vijfheerenlanden/tussenwoningen/ ) currently on the market.
Inside the home
Built in 1965, this terraced house offers 5 rooms, including 3 bedrooms and 1 bathroom, spread over 2 floors. The living area is listed as 73 m² according to the BAG registration, while the agent lists 71 m². The plot measures 108 m² in both sources. The energy label is D, which means you can expect moderate energy costs. The volume of the home is 288 m³.
Life in the Herenbuurt
Residents across the municipality of Vijfheerenlanden give their living environment an average score of 8.41, based on eight reviews. One resident describes it as a "quiet area" with a "clean neighbourhood" and many primary schools, though they note the police don't drive by often enough. Another resident calls it a "cosy village where everyone knows each other," mentioning the football club and church as sources of interaction. A third says it's "quiet and cosy living" with plenty going on. The neighbourhood itself has 222 homes, mostly single-family houses, and about 68% are owner-occupied. [The Herenbuurt neighbourhood]( /buurt/herenbuurt-vijfheerenlanden/ ) recorded 5 crimes in total, a figure you can interpret for yourself.
Amenities and transport
Daily errands are well covered. The nearest supermarket, Albert Heijn, is just around the corner, with Jumbo a similar distance away. For primary education, Het Avontuur is a ten-minute walk, and there are several other schools within a couple of kilometres. The pharmacy, Service Apotheek Vianen, is just around the corner, while the GP practice Hoef en Haag is a ten-minute walk. Bus stops on Van Duvenvoordestraat and Hagenweg are on your doorstep, with lines 74, 84, N5 and 46. The nearest train station, Houten Castellum, is about 6 kilometres away. [The municipality of Vijfheerenlanden]( /gemeente/vijfheerenlanden/ ) offers further amenities within easy reach.
WOZ value and address data
The WOZ value on 1 January 2025 was €347,000, and the asking price is 12% above that value. Between 2020 and 2025, the WOZ value rose by 70%, from €204,000 to €347,000. As for the address itself, the noise level from road traffic is 50 dB Lden, which is above the noise standard, based on 2022 data. The foundation risk indication is medium, with the home built in 1965 on clay soil, and 98% of properties in this postcode area were built before 1970. These are area-level indications, not an inspection of this specific home. Pluvial flooding at heavy rain is low, while the current flood risk is elevated, dropping to low by 2050. Heat stress is currently low, rising to medium by 2050.
Source and agent
At the time of writing, the home is offered via two channels, including De Keizer makelaars Houten.
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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 Hoekenstraat 19, Vianen
How does the asking price compare to the WOZ value?
The asking price of €390,000 is 12% above the WOZ value of €347,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Between 2020 and 2025, the WOZ value increased by 70%, from €204,000 to €347,000.
What is the layout of this terraced house?
The home has 5 rooms, including 3 bedrooms and 1 bathroom, spread over 2 floors. The living area is listed as 73 m² according to the BAG registration, while the agent lists 71 m². The plot measures 108 m². The volume of the home is 288 m³.
What is the energy label and what does it mean for costs?
The energy label is D. This is not the most efficient label, so you can expect moderate energy costs for heating and electricity. The label reflects the official registration, and the home was built in 1965.
What is the foundation risk for this address?
The foundation risk indication is medium, based on area-level data. The home was built in 1965 on clay soil, and 98% of properties in this postcode area were built before 1970. This is an indication for the area, not an inspection of this specific home.
What are the noise levels like at this address?
The noise level from road traffic is 50 dB Lden, which is above the noise standard, based on 2022 data. This is an area-level indication from public data sources, not a measurement at the property itself.
What is the flood risk for this home?
The current flood risk is elevated, while the risk for 2050 is low. Pluvial flooding at heavy rain is low. Heat stress is currently low, rising to medium by 2050. These are area-level indications from the Klimaateffectatlas, not an assessment of this specific property.
Which supermarkets are nearby?
Albert Heijn is about 500 metres away, and Jumbo is a similar distance. Coop is about 1.6 kilometres away. There are 15 supermarkets within 5 kilometres of the home.
Which schools are close to this home?
The nearest primary school is Het Avontuur, about 1.2 kilometres away, with 233 pupils. Other primary schools within a couple of kilometres include Vreeswijk, De Tweeklank, Meester Vos, and De Zandbloem. There are 25 schools within 5 kilometres.
What public transport options are available?
Bus stops on Van Duvenvoordestraat and Hagenweg are within about 200 metres, with lines 74, 84, N5 and 46. The nearest train station is Houten Castellum, about 6 kilometres away.
What do residents say about living in this area?
Residents across the municipality of Vijfheerenlanden give their living environment an average score of 8.41, based on eight reviews. One resident describes it as a quiet area with a clean neighbourhood, while another calls it a cosy village where everyone knows each other. A third says it's quiet and cosy with plenty going on.
How many homes are in the Herenbuurt?
The Herenbuurt has 222 homes, mostly single-family houses, with about 68% owner-occupied. The neighbourhood has about 550 residents, with an average household size of 2.4.
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