A quiet spot in Klein Middelveld
This terraced house on Leigraaf 56 sits on a quiet road in a residential area, in the Klein Middelveld neighbourhood of Druten. The home was built in 1973 and has an energy label D. With an asking price of €320,000, the price is 22% below the average asking price of €408,750 for homes in this neighbourhood, and it is the cheapest of the four homes currently for sale here. For comparison, terraced houses in Druten are listed at an average of €3,478 per square metre.
The home itself
According to the agent, this is a three-storey, five-room family home with three bedrooms and one bathroom. The living area is listed as 92 m² by the agent, while the BAG registration records 113 m². The plot measures 213 m². There is a front garden and a rear garden of 120 m², facing south and accessible via the back alley. The home has roof insulation and partial double glazing, and is heated by a central heating boiler.
Life in Klein Middelveld
Residents of the municipality of Druten give their living environment an average score of 7.44, based on two reviews. One resident says: "It's a quiet neighbourhood with lots of greenery. People are very caring towards each other, everyone keeps an eye on the children playing outside." Another resident, who has lived there for 26 years, mentions: "There are many playgrounds in different areas, which our children have used a lot. We also have a small park here where you can walk through, and there is a water play area for the little ones." The neighbourhood has around 2,110 inhabitants, and 39% of households have children. These reviews describe the wider municipality, not specifically the Klein Middelveld neighbourhood itself.
Amenities and transport
Daily errands are well covered. Albert Heijn is just around the corner, and PLUS is a couple of streets away. IKC De Appelhof primary school is a five-minute walk, and there is a secondary school, Pax Klepperheide, within walking distance. The GP practice Huisartsenpraktijk Druten-Zuid is a five-minute walk, and Service Apotheek Druten is a couple of streets further. Bus stops at Druten, Langstuk and Druten, Busstation are within a five-minute walk, served by lines 165 and 42, 85, 165, 802 respectively. The nearest train station is Opheusden, about 5.4 km away. For a wider range of shops and services, the municipality of Druten offers more options.
WOZ value and address data
The WOZ value of this home is €345,000 as of 1 January 2025. The asking price is 7% below this value. Between 2020 and 2025, the WOZ value rose by 64%, from €210,000 to €345,000. Regarding the address, the noise level from road traffic is 40 dB Lden, which is not above the noise standard. The foundation risk indication is low, though the soil is clay, which is sensitive to settling; this is an area-level indication, not an inspection of this specific home. The pluvial flooding risk at heavy rain is medium, and the current flood risk is elevated, decreasing to medium by 2050. Heat stress is currently low, rising to medium by 2050. These are area-level indications from public data.
Source
At the time of writing, the home is offered via two channels, including Makelaardij Sjuul van de Klok.
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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 Leigraaf 56, Druten
How does the asking price compare to the WOZ value?
The asking price of €320,000 is 7% below the WOZ value of €345,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Over the past five years, the WOZ value has increased by 64%, from €210,000 in 2020 to €345,000 in 2025. This comparison is factual and does not imply that the home is underpriced or overpriced.
What is the layout of this terraced house?
According to the agent, this is a three-storey family home with five rooms, including three bedrooms and one bathroom. The living area is listed as 92 m² by the agent, while the BAG registration records 113 m². The plot measures 213 m². There is a front garden and a rear garden of 120 m², facing south and accessible via the back alley. The home has roof insulation and partial double glazing, and is heated by a central heating boiler.
What is the energy label and what does it mean for costs?
The energy label is D. This label indicates the home's energy performance, and a D label is not the most efficient, so you can expect moderate energy costs. The home has roof insulation and partial double glazing, which may help with energy efficiency, but the label itself does not guarantee a specific level of insulation. The agent does not provide an expected monthly energy bill.
What are the foundation risks for this address?
The foundation risk indication for this address is low, according to public data. However, the soil is clay, which is sensitive to settling. In the broader area, 2% of properties have an elevated risk of pile rot, according to the Klimaateffectatlas. These are area-level indications, not an inspection of this specific home. No conclusions about the condition of this property should be drawn from these figures.
What supermarkets and schools are nearby?
Albert Heijn is about 400 metres away, and PLUS is about 630 metres away, so daily groceries are within easy walking distance. For schools, IKC De Appelhof primary school is about 320 metres away, and Pax Klepperheide secondary school is about 660 metres away. There are also several other primary schools within a short distance, including 't Geerke and Basisschool de Kubus.
How is the public transport in this area?
The nearest bus stops are Druten, Langstuk, about 357 metres away, served by line 165, and Druten, Busstation, about 425 metres away, served by lines 42, 85, 165, and 802. The nearest train station is Opheusden, about 5.4 km away. No travel times or destinations are provided in the listing, so you would need to check schedules for specific journeys.
What do residents say about living in this area?
Residents of the municipality of Druten give their living environment an average score of 7.44, based on two reviews. One resident says: "It's a quiet neighbourhood with lots of greenery. People are very caring towards each other, everyone keeps an eye on the children playing outside." Another resident mentions: "There are many playgrounds in different areas, which our children have used a lot." These reviews describe the wider municipality, not specifically this neighbourhood.
How does the price per square metre compare to the neighbourhood average?
The asking price per square metre is €3,478, based on the agent's listed living area of 92 m². The average asking price per square metre for homes currently for sale in this neighbourhood is €3,202. This means the price per square metre for this home is higher than the neighbourhood average, but the total asking price is lower than the average asking price of €408,750 for homes in this area.
