A grand terraced house on the water
This is a home with presence. Tucked into the Nieuwe Sloot neighbourhood in Alphen aan den Rijn, the Hooftstraat 263 is a 1940 terraced house that stands out for its size and its setting right on the water. With a living area of 214 square metres according to the agent, it is 118% larger than the neighbourhood average of 98 square metres. The asking price of €1,200,000 is on the high side, sitting 170% above the average asking price of €444,292 for homes in this area. For context, this is the most expensive of the 12 homes currently for sale in the neighbourhood, and it is one of the terraced houses in Alphen aan den Rijn.
Inside the home
The agent describes a five-room layout with three bedrooms spread over two floors, and a volume of 1,060 cubic metres. The home comes with a rear garden of 90 square metres facing west, plus a sun terrace, a carport and a parking space. It is fully owned, heated by a central heating boiler, and sits directly on navigable water with a free view. The energy label is C, which means you can expect moderate energy costs. The year of construction is 1940, a fact that stands on its own without implying anything about the condition.
Life in Nieuwe Sloot
Residents of the wider district, which includes this neighbourhood, give their living environment an average score of 8.46, based on three reviews. One resident says: "I grew up there and have always been satisfied. I would never want to leave and have little to complain about." Another mentions: "You have the city centre close by, you can easily get there, and you have nice pavements everywhere next to the road that are clean and usually don't have big bumps in them." A third resident adds: "Lots of play space for children. Contact with each other. But regularly until very late young people hanging around in the playground." The neighbourhood has about 1,820 inhabitants, with a mix of ages and household types. These reviews reflect the district as a whole, not just this specific street. For more on the area, see the Nieuwe Sloot neighbourhood.
Amenities and getting around
Daily life here is convenient. The SPAR express is just around the corner, with Albert Heijn and Lidl a ten-minute walk away. For schools, Groene Hart Topmavo is a couple of streets away, and the Protestant Christian primary school Groen van Prinsterer is just around the corner. The nearest GP is Huisartsenpraktijk Gezondheidscentrum Dillenburg, and the pharmacy Apotheek De Hoge Zijde is a ten-minute walk. The hospital Alrijne Alphen aan den Rijn is also within walking distance. For public transport, bus stops at Willem de Zwijgerlaan and Meerkoetstraat are just around the corner, with lines 1, 2, 169, 183, 722 and 101, 147, 722 respectively. The train station Alphen a/d Rijn is about a ten-minute walk away. This all sits within the municipality of Alphen aan den Rijn.
WOZ and address data
The WOZ value is not stated in the available data, so no comparison with the asking price can be made here. As for the address, public risk data indicates that noise from road traffic, rail and air traffic is below the relevant standards. The foundation risk is indicated as elevated, based on area-level data: the home was built in 1940 on clay soil, and in this postcode area 77% of properties date from before 1970. About 3% of properties in the neighbourhood have an elevated risk of pile rot, and groundwater levels are expected to drop towards 2050, which can increase risks for wooden foundations. These are area-level indications, not an inspection of this specific home. Pluvial flooding risk is low, as is current flood risk, with heat stress expected to rise to medium by 2050.
Source and agent
At the time of writing, this home is offered via multiple channels, including Holland West Makelaardij and listings on Funda and Huispedia.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
Features
Details of this home
Transfer
Price
Areas and volume
Layout
Construction
Outdoor space
Frequently asked questions
About Hooftstraat 263, Alphen Aan Den Rijn
What does the asking price of €1,200,000 mean for this home?
The asking price is €1,200,000, which is 170% above the average asking price of €444,292 for homes currently for sale in the Nieuwe Sloot neighbourhood. It is the most expensive of the 12 homes listed in the area. The price per square metre is €5,607 based on the agent's stated living area of 214 square metres, which is 26% higher than the neighbourhood average of €4,443 per square metre. The price verdict is that it is on the high side.
How many rooms and bedrooms does this house have?
According to the agent, the home has five rooms in total, including three bedrooms, spread over two floors. The total volume is 1,060 cubic metres. The living area is listed as 214 square metres by the agent, while the BAG registration records 220 square metres. The plot size is 300 square metres according to both sources. The layout includes a rear garden of 90 square metres facing west, a sun terrace, a carport and a parking space.
What is the WOZ value of this property?
The WOZ value is not stated in the available data for this listing. The WOZ value is the municipal valuation used for tax purposes, and it is not always included in listing information. Without this figure, it is not possible to compare the asking price to the official valuation. The asking price of €1,200,000 stands on its own, and the price verdict indicates it is on the high side relative to the neighbourhood average.
What is the foundation risk for this home?
The foundation risk indication for this address is elevated, based on area-level public data. The home was built in 1940 on clay soil, which may mean wooden piles or a shallow foundation. In this postcode area, 77% of properties were built before 1970, and about 3% of properties in the neighbourhood have an elevated risk of pile rot. Groundwater levels are expected to drop towards 2050, which can increase risks for wooden foundations. This is an area-level indication, not an inspection of this specific home.
What amenities are within walking distance?
The SPAR express supermarket is just around the corner, with Albert Heijn and Lidl about a ten-minute walk away. The nearest GP is Huisartsenpraktijk Gezondheidscentrum Dillenburg, and the pharmacy Apotheek De Hoge Zijde is also about a ten-minute walk. The hospital Alrijne Alphen aan den Rijn is within walking distance. For schools, Groene Hart Topmavo is a couple of streets away, and the primary school Groen van Prinsterer is just around the corner.
How is the public transport in this area?
There are several bus stops within a short walk. The stops at Willem de Zwijgerlaan and Meerkoetstraat are both just around the corner, with lines 1, 2, 169, 183, 722 and 1, 2, 101, 147, 722 respectively. Another stop at van Nesstraat is a couple of streets away with lines 182 and 722. The nearest train station is Alphen a/d Rijn, about a ten-minute walk away, which connects to the wider rail network.
What do residents say about living in this district?
Residents of the district, which includes this neighbourhood, give their living environment an average score of 8.46, based on three reviews. One resident says: "I grew up there and have always been satisfied. I would never want to leave and have little to complain about." Another mentions the city centre being close by and clean pavements. A third resident notes lots of play space for children, but also mentions young people hanging around in the playground until late. These reviews reflect the district as a whole.
What is the energy label and what does it mean?
The energy label for this home is C. This label indicates the energy performance of the home, with C being a mid-range label. You can expect moderate energy costs for heating and electricity, but the label does not directly indicate the condition of the insulation or installations. The home is heated by a central heating boiler. The year of construction is 1940, which is a fact about the building's age, not a statement about its current state.
