A calm start in Groenoord
Ochtendnevel 63 is a terraced house in Groenoord, a residential area in Elst within the municipality of Overbetuwe. The home was built in 2004 and carries an energy label A, which is an efficient label. The asking price is €515,000. For context, terraced houses in Overbetuwe give you an idea of what similar homes go for in the wider area.
The home itself
This terraced house offers six rooms, including five bedrooms and one bathroom, spread over a volume of 425 cubic metres. The living area is listed as 129 square metres by the agent, while the BAG registration records 125 square metres. The plot measures 149 square metres according to both the agent and the BAG registration. The home is offered via multiple channels, including Open makelaars & Hypotheken.
Groenoord and its residents
Groenoord is part of the Westeraam district, and residents of the wider district give it an average score of 8.21 out of 10, based on six reviews. One resident describes the area as "a quiet, safe neighbourhood, especially because it is peaceful," adding that "the people are friendly and happy to help you." Another notes that "everything is close by," mentioning shops, schools, and public transport. The district has around 1,885 inhabitants, with a mix of households, including many with children. For more on the area, see the Groenoord neighbourhood.
Daily life and getting around
For groceries, the Jumbo is just around the corner, with an Aldi a couple of streets away. The nearest primary school, Katholieke Basisschool de Laarhorst, is about a ten-minute walk, and there are several other primary schools within a short distance. The GP practice Huisartsenpraktijk De Zwaluw is a ten-minute walk, while the pharmacy Rijnstate Poli-Apotheek Elst and the hospital Rijnstate Elst are both within walking distance. Bus stops Elst, Morgenster and Elst, Sneeuwjacht are on your doorstep, served by lines 306 and 806, and Elst train station is a ten-minute walk. The municipality of Overbetuwe offers a range of amenities across its towns and villages, as you can see on the municipality of Overbetuwe.
WOZ value and address data
The WOZ value for this home is €460,000 as of 1 January 2025, and the asking price is 12% above that value. Between 2020 and 2025, the WOZ value rose by 67%, from €275,000 to €460,000. At the address level, road traffic noise is measured at 51 dB Lden, which is above the noise standard, while railway noise is 40 dB Lden, below the standard. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. For climate, the pluvial flooding indication is medium, the current flood risk is elevated, and the heat stress indication is low now but medium by 2050. These are area-level indications based on public data, not an inspection of this specific home.
Source
At the time of writing, the home is offered via two channels, including Open makelaars & Hypotheken.
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Features
Details of this home
Transfer
Price
Areas and volume
Layout
Construction
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 Ochtendnevel 63, Elst
How does the asking price compare to the WOZ value?
The asking price of €515,000 is 12% above the WOZ value of €460,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The difference between the asking price and the WOZ value is a fact you can weigh yourself.
What is the layout of this terraced house?
The home has six rooms in total, including five bedrooms and one bathroom. The living area is listed as 129 square metres by the agent, while the BAG registration records 125 square metres. The plot measures 149 square metres. The home was built in 2004 and has an energy label A.
What is the WOZ value and how has it developed?
The WOZ value is €460,000 as of 1 January 2025. Over the past five years, the value has increased by 67%, from €275,000 in 2020 to €460,000 in 2025. This development reflects the municipal valuation over time, not the current market price.
What are the noise levels around this address?
At the address level, road traffic noise is measured at 51 dB Lden, which is above the noise standard. Railway noise is measured at 40 dB Lden, which is below the standard. These figures come from public data and are area-level indications, not measurements taken at the property itself.
What is the foundation risk for this home?
The foundation risk indication for this address is low. The soil type is clay, which is noted as sensitive to settling. This is an area-level indication based on public data, not an inspection of the specific home. It gives a general sense of the ground conditions in the area.
What are the flood and climate risks for this area?
The pluvial flooding indication is medium, meaning there is a moderate chance of flooding from heavy rain. The current flood risk is elevated, while the flood risk for 2050 is low. Heat stress is low now but is expected to be medium by 2050. These are area-level indications from public climate data.
Which supermarkets are nearby?
The nearest supermarket is a Jumbo at 270 metres, which is just around the corner. An Aldi is at 1,179 metres, and another Jumbo is at 1,255 metres. There are also Albert Heijn and other Jumbo stores within a few kilometres, giving you several options for daily groceries.
What schools are close to this home?
The nearest primary school is Katholieke Basisschool de Laarhorst at 2,536 metres, followed by Katholieke Basisschool de Laarakker at 2,602 metres and De Lingelaar at 2,664 metres. These are all primary schools, and there are more within a five-kilometre radius.
How is the public transport in this area?
The nearest bus stops are Elst, Morgenster at 158 metres and Elst, Sneeuwjacht at 249 metres, both served by lines 306 and 806. Another stop, Elst, Griegstraat, is at 563 metres with lines 34 and 414. Elst train station is at 740 metres, about a ten-minute walk.
What do residents say about living in this district?
Residents of the wider district give it an average score of 8.21 out of 10, based on six reviews. One resident calls it "a quiet, safe neighbourhood," while another says "everything is close by," including shops, schools, and public transport. The reviews reflect the district, not just this specific neighbourhood.
