Koolzaadveld 51
Buitengebied Beneden-Leeuwen, West Maas en Waal
AreaA modern terraced home in the countryside
This 2019 terraced house sits in the Buitengebied Beneden-Leeuwen, the rural edge of the village where fields and quiet lanes set the tone. It is a calm, open part of West Maas en Waal, with the River Waal never far away. The asking price of €489,000 is on the high side compared with the average for similar homes in the area. For context, the municipality has a range of terraced houses in West Maas en Waal at different price points.
The home itself
The listing gives the essentials: a terraced house built in 2019 with an energy label A, which is an efficient label. The living area is 141 m² according to the BAG registration, on a plot of 150 m². That works out at €3,468 per m² based on the BAG figure. The agent has not provided further details on the layout, rooms or outdoor space in this listing.
Life in Buitengebied Beneden-Leeuwen
Residents across the municipality of West Maas en Waal give their living environment an average score of 8.03, based on eight reviews. One resident describes the area as "Independent, quiet, live and let live", though the same review notes there is "a lot of chatting, blathering about nonsense". Another speaks of a "United" community "and everyone looks out for each other or knows each other", while also pointing out that shops in the smaller villages close early and are shut on Sundays. The neighbourhood itself has around 1,340 inhabitants, with a mix of ages and households. For a closer look at the immediate surroundings, see the Buitengebied Beneden-Leeuwen neighbourhood.
Amenities and transport
The daily essentials are within easy reach. The Jumbo supermarket is just around the corner, with a SPAR express a couple of streets away and an Aldi a ten-minute walk. Primary schools including Basisschool de Leeuwenkuil and Openbare Basisschool De Wijzer are a short stroll, and Pax Junior for secondary education is nearby too. Huisartsenpraktijk Lansdorp is a five-minute walk, with Apotheek West Maas en Waal just around the corner and De Waterpoort hospital a ten-minute walk. Bus stop Beneden Leeuwen, Akkerstraat is just around the corner with lines 42, 165, 485 and 685, and Tiel station is about 7 km away. The wider area, the municipality of West Maas en Waal, is served by these routes.
WOZ and address data
No WOZ value is stated for this property. The address-level risk data from public sources indicates the noise load from road traffic is 53 dB Lden, above the noise standard, based on 2022 data. The foundation risk indication is low, though the soil is clay, which is sensitive to settlement. Pluvial flooding at heavy rain is low, while the current flood risk is elevated and the 2050 projection is medium. These are area-level indications from public datasets, not an inspection of this specific home.
Source
At the time of writing the home is offered only via Van Erp Makelaardij B.V.
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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 Koolzaadveld 51, Beneden-Leeuwen
What does the asking price of €489,000 mean for this home?
The asking price is €489,000 for a terraced house built in 2019 with a living area of 141 m² according to the BAG registration. That comes to €3,468 per m². Compared with the average asking price for similar homes in the neighbourhood, this price is on the high side. The price verdict is precomputed against the neighbourhood average, so it reflects the market position rather than an opinion on value.
What is known about the layout and features of this home?
The listing states the property is a terraced house built in 2019 with an energy label A. The living area is 141 m² according to the BAG registration, on a plot of 150 m². No further details on rooms, bedrooms, bathrooms, garden or installations are stated in the listing. The agent has not provided additional feature information.
Is there a WOZ value available for this property?
No WOZ value is stated for this property. Without this figure, there is no comparison to make between the WOZ value and the asking price, and no historical development to report.
What are the risk indications for this address?
The address-level risk data indicates the noise load from road traffic is 53 dB Lden, above the noise standard, based on 2022 data. The foundation risk indication is low, though the soil is clay, which is sensitive to settlement. Pluvial flooding at heavy rain is low, while the current flood risk is elevated and the 2050 projection is medium. These are area-level indications from public datasets, not an inspection of this specific home.
Which supermarkets and schools are near this home?
The Jumbo supermarket is about 823 m away, with a SPAR express at 882 m and an Aldi at 1,162 m. For schools, Basisschool de Leeuwenkuil and Openbare Basisschool De Wijzer are both around 484 m away, and Pax Junior for secondary education is at the same distance. De Mariaschool is about 2 km away. These are the nearest options within the area.
What public transport options are available nearby?
The nearest bus stop is Beneden Leeuwen, Akkerstraat, about 391 m away, served by lines 42, 165, 485 and 685. A second stop, Beneden-Leeuwen, Veesteeg, is about 1 km away with the same lines. The nearest train station is Tiel, approximately 7 km from the home. No travel times or destinations are stated in the data.
What do residents say about living in this area?
Residents across the municipality of West Maas en Waal give their living environment an average score of 8.03, based on eight reviews. One resident describes the area as "Independent, quiet, live and let live", while another mentions a "United" community where "everyone looks out for each other or knows each other". These reviews reflect the wider municipality rather than this specific neighbourhood.
Why are there no property details in this listing?
The listing does not state details on rooms, bedrooms, bathrooms, garden, insulation or installations. As a result, the description is limited to the property type, year of construction, energy label and floor areas from the BAG registration. The agent has not provided additional feature information in this listing.
