A terraced house in the heart of Waarder
Koningin Julianastraat 5 is a terraced house from 1950, tucked into the Waarder Kern neighbourhood in the village of Waarder. The village sits in the Green Heart, surrounded by polder land and small waterways, and this street is a quiet residential lane within easy reach of the surrounding countryside. The asking price is €385,000. For context, the current supply of terraced houses in Bodegraven-Reeuwijk shows a single property listed at €360,000.
The home itself
The house offers four rooms, including three bedrooms and one bathroom, spread over two floors. The living area is 79 m² according to the agent, while the BAG registration records 86 m²; the plot measures 153 m² in both sources. The property has a front garden and a rear garden of 59 m², with the rear garden facing northeast and accessible via the back alley. It is fully owned, has partial double glazing, and is heated by a combi boiler. The energy label is C, which is a mid-range label, so expect moderate energy costs.
Life in Waarder Kern
Waarder Kern is a small, close-knit village core with about 1,390 residents, and the streets here are lined with a mix of older and newer homes. Residents of the municipality of Bodegraven-Reeuwijk give their living environment an average score of 7.92, based on nine reviews. One resident says: "Many families, nice green strips with fun playgrounds and quick access to the polder for walking or running. Plenty of primary schools, secondary schools further away." Another resident is less positive: "Many neighbours keep to themselves and there is little sense of community." The reviews cover the wider municipality, not just this neighbourhood, and the sample is small, so treat them as a general impression. Around a quarter of the population is 65 or older, and 38% of households have children, which gives the village a mixed, family-oriented feel. For a closer look at the local area, see the Waarder Kern neighbourhood.
Amenities and transport
The daily essentials are close at hand. The PLUS supermarket is just around the corner, and Basisschool Prins Willem-Alexander is on your doorstep, with a childcare centre nearby as well. The nearest GP is Huisartsenpraktijk Driebruggen, a couple of streets away, while the pharmacy is in Woerden, about a ten-minute walk further out. For public transport, bus line 724 stops at Waarder, Kerverland, just around the corner, and the nearest train station is Woerden, roughly a ten-minute drive. The wider area, including the village of Driebruggen and the town of Woerden, falls under the municipality of Bodegraven-Reeuwijk.
WOZ value and address data
The WOZ value for this home is €345,000, based on the reference date of 1 January 2025. The asking price of €385,000 is 12% above this value. Between 2020 and 2025, the WOZ value rose by 51%, from €228,000 to €345,000. As for the address itself, the road traffic noise level is 51 dB Lden, which is above the noise standard, while railway noise is 30 dB Lden, below the standard. The foundation risk indication is medium, based on the home being built in 1950 on clay soil, which may involve wooden piles or a shallow foundation; this is an area-level indication, not an inspection of this specific property. The pluvial flooding risk at heavy rain is medium, and the current flood risk is elevated, though this too is a general indication for the area.
Source
At the time of writing, the home is offered via multiple channels, including Riggeling & Dupree Makelaars Bodegraven and listings on Funda and Huispedia.
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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 Koningin Julianastraat 5, Waarder
How does the asking price compare to the WOZ value?
The asking price of €385,000 is 12% above the WOZ value of €345,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The price per square metre, based on the agent's living area of 79 m², is €4,873. The neighbourhood average asking price is €360,000, and the current supply in the area is limited to one property.
What is the layout of the house?
The house has four rooms in total: three bedrooms and one bathroom, spread over two floors. The living area is 79 m² according to the agent, while the BAG registration records 86 m². The plot is 153 m². There is a front garden and a rear garden of 59 m², with the rear garden facing northeast and accessible via the back alley. The property is fully owned and has partial double glazing.
What is the energy label and what does it mean?
The energy label is C. This is a mid-range label, so you can expect moderate energy costs for heating and electricity. The home has partial double glazing and is heated by a combi boiler. The label does not say anything about the condition of the building itself, only about its energy performance. For a home from 1950, a C label is not unusual, but it is not the most efficient label available.
What is the foundation risk for this property?
The foundation risk indication for this address is medium. This is based on the home being built in 1950 on clay soil, which may involve wooden piles or a shallow foundation. The groundwater level is expected to drop towards 2050, which can increase the risk for wooden foundations. This is an area-level indication from public data, not an inspection of this specific home. The pluvial flooding risk at heavy rain is medium, and the current flood risk is elevated.
What amenities are within walking distance?
The PLUS supermarket is just around the corner, about 239 metres away. Basisschool Prins Willem-Alexander is on your doorstep at 111 metres, and a childcare centre is also nearby. The nearest GP is Huisartsenpraktijk Driebruggen, about 2.4 km away, and the pharmacy is in Woerden, roughly 3.8 km away. For public transport, bus line 724 stops at Waarder, Kerverland, about 208 metres from the home.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value of this home rose by 51%, from €228,000 to €345,000. The reference date for the current value is 1 January 2025. This increase reflects the general rise in property values in the area over that period. The asking price of €385,000 is 12% above the current WOZ value, which is a precomputed comparison and does not imply anything about the fairness of the price.
What is the neighbourhood like in terms of demographics?
Waarder Kern has about 1,390 residents. Around 24% of the population is 65 or older, and 38% of households have children. The average household size is 2.5 people. The village has a mix of age groups, with 19% of residents under 15 and 21% between 25 and 45. This suggests a family-friendly environment, though the reviews from the wider municipality mention both positive aspects like playgrounds and polder access, and some concerns about community spirit.
Is the house offered through multiple agents?
Yes, at the time of writing the home is offered via multiple channels. The main agent is Riggeling & Dupree Makelaars Bodegraven, and the property is also listed on Funda and Huispedia. This means you can find the same listing on different platforms, but the agent remains the same. There is no exclusive arrangement with a single source.
