A quiet spot in Houten
Tucked away on a quiet road in the Hagen neighbourhood, this terraced house from 1982 sits in a residential area of Houten. The home is part of a district where most properties were built between 1970 and 1990, and the street itself feels calm and settled. With a price of €595,000, the asking price is in line with the market, compared with the neighbourhood average asking price of €618,333. For context, [terraced houses in Houten]( /koopwoningen/houten/tussenwoningen/) are the property type here.
The home itself
This three-storey family home offers six rooms, including five bedrooms and one bathroom, with a living area of 118 m² according to the agent, while the BAG registration lists 119 m². The plot measures 149 m², and there is a 70 m² garden facing southwest. The agent notes the home has roof, floor and wall insulation as well as double glazing, and it is heated by a central heating boiler. The energy label is A, which is an efficient label, so energy costs should be relatively modest.
Life in Hagen
Hagen is a small neighbourhood with just under a thousand residents, and it feels like a close-knit community. Residents of the district give it an average score of 7.71, based on three reviews. One resident says: "A nice place to live and with everything nearby." Another mentions: "It's a nice neighbourhood. You're in the centre of Houten in no time, but you can also easily get to Utrecht, Den Bosch, etc. by train and car." A third resident, who has lived here for 24 years, enjoys the cosiness but notes some nuisance from the fair and events. The reviews reflect a mix of appreciation for the location and some concerns about recent burglaries in Houten. [The Hagen neighbourhood]( /buurt/hagen-houten/) is home to a mix of households, with a quarter of residents aged 65 or over.
Amenities and transport
Daily errands are easy from here. The Jumbo supermarket is just around the corner, with Albert Heijn and Lidl a couple of streets away. For schools, Yuverta vmbo Houten is a five-minute walk, and Christelijke basisschool De Triangel Houten is a ten-minute walk. The GP practice Medisch Centrum Molenzoom is a ten-minute walk, and Boots Apotheek Houten is just around the corner. The nearest bus stop, Houten De Haag, is on your doorstep and served by Flex line. Houten train station is a five-minute walk, offering connections to the wider region. [The municipality of Houten]( /gemeente/houten/) provides these amenities within easy reach.
WOZ and address data
The WOZ value for this home is €514,000, with a reference date of 1 January 2025. The asking price is 16% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 64%, from €313,000 to €514,000. As for address-level risks, these are area-level indications, not an inspection of this specific home. The road traffic noise is 53 dB Lden, which is above the noise standard, while railway noise is 44 dB Lden, below the standard. The foundation risk indication is low, though the soil is clay, which can be sensitive to settlement. Pluvial flooding at heavy rain is medium, and the current flood risk is elevated, though by 2050 it is expected to be low. Heat stress is currently low, but medium by 2050.
Source and agent
At the time of writing, this home is offered via multiple channels, including Wij Makelaardij and their listings on Pararius and Vastgoed Nederland.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
Features
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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 Lijsterhaag 13, Houten
How does the asking price compare to the WOZ value?
The asking price of €595,000 is 16% above the WOZ value of €514,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price is in line with the market when compared to the neighbourhood average asking price of €618,333.
What is the layout of this terraced house?
According to the agent, this is a three-storey family home with six rooms, including five bedrooms and one bathroom. The living area is 118 m² as listed by the agent, while the BAG registration states 119 m². The plot measures 149 m², and there is a 70 m² garden facing southwest.
What is the energy label and what does it mean?
The energy label is A, which is an efficient label. This means the home is likely to have relatively low energy costs compared to less efficient labels. The agent also notes the home has roof, floor and wall insulation as well as double glazing, which contributes to its efficiency.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to area-level data. The soil is clay, which can be sensitive to settlement. This is an area-level indication, not an inspection of this specific home, so it should be considered as general information rather than a definitive assessment.
What are the flood and climate risks for this area?
Area-level climate data indicates that pluvial flooding at heavy rain is medium, and the current flood risk is elevated, though by 2050 it is expected to be low. Heat stress is currently low, but medium by 2050. These are indications at the area level, not an inspection of this specific property.
What supermarkets are nearby?
The nearest supermarket is Jumbo, just around the corner at about 479 metres. Albert Heijn is about 598 metres away, and Lidl is about 636 metres away. There are also a PLUS and another Jumbo within about 1.2 kilometres, giving plenty of options for groceries.
Which schools are close to this home?
Yuverta vmbo Houten, a secondary school, is about 378 metres away, a five-minute walk. Christelijke basisschool De Triangel Houten is about 611 metres away, and Het Mozaïek is about 781 metres away. There are also several other primary and secondary schools within a short distance.
How is the public transport connection?
The nearest bus stop is Houten De Haag, about 130 metres away, served by the Flex line. Houten train station is about 488 metres away, a five-minute walk. This provides a convenient connection for commuting or travel within the region.
What do residents say about living in this district?
Residents of the district give an average score of 7.71, based on three reviews. One resident says: "A nice place to live and with everything nearby." Another appreciates the nature and schools, but notes recent burglaries in Houten. A third resident, who has lived here 24 years, enjoys the cosiness but mentions nuisance from the fair and events.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value of this home increased by 64%, from €313,000 to €514,000. This reflects the municipal valuation on the reference date of 1 January 2025, and it is not the current market value.
