A quiet spot in Westmaas
This terraced house on Nikolaus Boutstraat 9 sits on a quiet road in a sheltered spot within a residential area, in the heart of Westmaas Woonkern. The home was built in 1997 and carries an efficient energy label A. The asking price is €568,500. For context, terraced houses in Hoeksche Waard are part of a wider market where prices vary.
The home itself
Inside, the house offers four rooms, including three bedrooms and one bathroom, spread over two floors. The living area is 125 m² according to the agent, while the BAG registration records 142 m². The plot measures 196 m². Outside, there is a rear garden of 67 m² facing north, plus a front garden and a side garden. A built-in brick garage provides parking and storage. The property is fully owned, and the agent notes insulation in the roof, HR glazing, wall insulation and floor insulation, with a central heating boiler.
Life in Westmaas Woonkern
Westmaas Woonkern is a small community of around 1,980 residents, where about a third of households have children. Residents across the municipality of Hoeksche Waard give an average score of 7.81, based on 32 reviews. One resident who moved here almost 11 years ago says: "I really feel at home here, everyone cares about each other and the roads are cleaned here every day with a street sweeper. There is a beautiful green environment here." Another, who has lived here 45 years, notes: "always a very nice neighbourhood but since many new people, no contact at all anymore." A third resident, referring to nearby Piershil, calls it "brilliantly organised." These are municipality-level views, not specific to this street. The Westmaas Woonkern neighbourhood itself has 13 homes currently for sale, with an average asking price of €740,069.
Amenities and transport
For daily errands, the PLUS supermarket is a ten-minute walk away, and there are two primary schools just around the corner: IKC de Vlashoek and cbs De Weerklank. The GP practice Huisarts Westmaas is on your doorstep, while the nearest pharmacy is in Oud Beijerland, about 5 km off. The bus stop Westmaas, Provincialeweg is a couple of streets away, served by lines 164 and N67. The nearest train station is Barendrecht, roughly 9 km off. The municipality of Hoeksche Waard offers further amenities within reach.
WOZ and address data
The WOZ value for this home is €460,000, based on the reference date 1 January 2025. The asking price is 24% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 33%, from €347,000 to €460,000. As for address-level risks, the noise from road traffic is 48 dB Lden and from air traffic 27 dB Lden, both below the noise standard. The foundation risk indication is low, though the soil is clay, which is sensitive to settlement, and 1% of properties in the area have an elevated pile-rot risk. Pluvial flooding at heavy rain is medium, while current flood risk and heat stress are low, with heat stress rising to medium by 2050. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including Wilmer & Van Twist Makelaardij.
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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 Nikolaus Boutstraat 9, Westmaas
How does the asking price compare with the WOZ value?
The asking price of €568,500 is 24% above the WOZ value of €460,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The asking price is also 23% below the average asking price in the neighbourhood, which stands at €740,069.
What is the layout of this terraced house?
The house has four rooms in total, including three bedrooms and one bathroom, spread over two floors. The agent lists the living area as 125 m², while the BAG registration records 142 m². The plot is 196 m². There is a rear garden of 67 m² facing north, plus a front garden and a side garden, and a built-in brick garage.
What is the energy label and what insulation is present?
The home has energy label A, which is an efficient label. According to the agent, the property has roof insulation, HR glazing, wall insulation and floor insulation. Heating is provided by a central heating boiler. The energy label reflects the official rating, and the insulation features are as stated by the agent.
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 is sensitive to settlement, and in the surrounding area 1% of properties have an elevated pile-rot risk. These are indications at area level, not an inspection of this specific home.
What are the nearest amenities like?
The PLUS supermarket is about 1.85 km away, a ten-minute walk. Two primary schools, IKC de Vlashoek and cbs De Weerklank, are within 214 metres. The GP practice Huisarts Westmaas is 170 metres away, while the nearest pharmacy is in Oud Beijerland, about 5.3 km off. The nearest hospital is Antes klinieken Poortugaal, about 8.4 km away.
How is the public transport connection?
The nearest bus stop is Westmaas, Provincialeweg, about 363 metres away, served by lines 164 and N67. Another stop, Mijnsheerenland, Provincialeweg, is 1.5 km away with lines 164, N67 and Maat. The nearest train station is Barendrecht, about 9.3 km from the home.
What do residents say about living in this area?
Residents across the municipality of Hoeksche Waard give an average score of 7.81, based on 32 reviews. One resident says: "I really feel at home here, everyone cares about each other and the roads are cleaned here every day with a street sweeper." Another notes that the neighbourhood has become less sociable since many new people moved in. These are municipality-level views, not specific to this street.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value of this home rose by 33%, from €347,000 to €460,000. The reference date for the current WOZ value is 1 January 2025. This development reflects the municipal valuation history, not the current market value.
