A quiet spot in Opstal
Paardenbloem 12 sits on a quiet road in a residential part of Opstal, a neighbourhood in Naaldwijk within the municipality of Westland. The area has a strong village feel, with a mix of ages among residents and a good share of families. The asking price of €489,000 sits about 25% below the average asking price in the neighbourhood, which comes to €648,500. That puts this home on the sharp side compared with other terraced houses in Westland.
A fully insulated family home
Built in 1978, this terraced house spans three floors and offers five rooms, including four bedrooms and one bathroom. The living area comes to 130 m² according to the BAG registration, while the agent lists 127 m². The plot measures 127 m² in both records. The home has a front and back garden, with the back garden facing east and accessible via the back alley. According to the agent, the property is fully insulated and heated by a central heating boiler. It is offered in full ownership.
Life in Opstal
Opstal is a neighbourhood where residents seem to settle in for the long haul. One resident describes it as a good neighbourhood with few problems, though street parking can be tricky. Another calls it quiet, mentioning a major renovation on a building a couple of doors down. A third resident appreciates the decent playgrounds but notes the parks are poorly maintained and there is quite a lot of litter around. These reviews reflect the wider district rather than this specific street, and they are based on six reviews with an average score of 7.42. The neighbourhood counts around 3,800 residents, with a quarter aged 65 or over. For a closer look at the Opstal neighbourhood, the figures paint a settled picture.
Daily life and getting around
Groceries are never far away. Dirk is just around the corner, Jumbo a couple of streets away, and Albert Heijn a ten-minute walk. Two primary schools are on your doorstep: R.K. Basisschool WSKO Joannes and Christelijke Basisschool Rehoboth. The nearest GP, Huisartsenpraktijk De Woerd, is a ten-minute walk, and BENU Apotheek De Kandelaar is just beyond that. Bus stops at Linde and Lage Woerd are a five-minute walk, served by lines 455 and 19. The nearest train station is Rijswijk, about 9.7 km away. All of this sits within the municipality of Westland.
WOZ and address data
The WOZ value for this home is not stated in the available records, so no comparison with the asking price or historical development can be made here. Public risk data at address level indicates the noise load from road traffic is 47 dB Lden and from air traffic 26 dB Lden, both below the noise standard for the reference year 2022. The foundation risk indication is low, with sand as the soil type. For climate, pluvial flooding risk is low, current flood risk is low, and the 2050 flood risk is also low. Heat stress is currently low but rises to medium by 2050. These are area-level indications from public sources, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including Malkenhorst Makelaars and their listing on Funda.
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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 Paardenbloem 12, Naaldwijk
How does the asking price compare with other homes in Opstal?
The asking price of €489,000 is about 25% below the average asking price in the neighbourhood, which is €648,500. The average asking price per m² in Opstal is €4,837, while this home is listed at €3,850 per m² based on the agent's floor area. The neighbourhood has ten homes for sale, with prices ranging from €325,000 to €1,175,000.
What is the layout of this terraced house?
The home spans three floors and contains five rooms in total, including four bedrooms and one bathroom. The living area is 130 m² according to the BAG registration, while the agent lists 127 m². The plot measures 127 m². There is a front and back garden, with the back garden facing east and accessible via the back alley.
What is the energy label and what does it mean for costs?
The home has energy label B. This is an efficient label, so you can expect relatively moderate energy costs compared with less efficient labels. The agent also states the home is fully insulated and heated by a central heating boiler. No specific energy cost figures are provided in the listing.
What do residents say about living in this area?
Residents of the wider district give an average score of 7.42 based on six reviews. One resident describes it as a good neighbourhood with few problems, though street parking is difficult. Another calls it quiet, and a third appreciates the playgrounds but notes the parks are poorly maintained and there is quite a lot of litter. These reviews reflect the district, not this specific street.
What are the risk indications for this address?
Public risk data at address level indicates the foundation risk is low, with sand as the soil type. The noise load from road traffic is 47 dB Lden and from air traffic 26 dB Lden, both below the noise standard. Pluvial flooding risk is low, as is the current flood risk and the 2050 flood risk. Heat stress is currently low but rises to medium by 2050. These are area-level indications, not an inspection of this home.
Which supermarkets and schools are nearby?
Dirk is about 589 metres away, Jumbo 609 metres, and Albert Heijn 914 metres. Two primary schools are very close: R.K. Basisschool WSKO Joannes at 100 metres and Christelijke Basisschool Rehoboth at 179 metres. The nearest secondary school, ISW Westland Praktijkcollege, is 572 metres away.
How is the public transport in this area?
The nearest bus stops are Naaldwijk, Linde at 471 metres, served by line 455, and Linde at 517 metres, served by line 19. Another stop, Lage Woerd, is 634 metres away and also served by line 19. The nearest train station is Rijswijk, about 9.7 km from the home.
What is the neighbourhood like in terms of demographics?
Opstal has around 3,795 residents. About 26% are aged 65 or over, while 16% are under 15. Households with children make up 37% of the total, and 28% are single-person households. The average household size is 2.3 people. Of the 1,571 homes in the neighbourhood, 74% are owner-occupied.
