Patrijsstraat 35
Kern Beneden-Leeuwen, West Maas en Waal
AreaA quiet spot in Beneden-Leeuwen
This terraced house sits on a quiet road in a residential area of Beneden-Leeuwen, a village in the municipality of West Maas en Waal. Built in 1987, it offers a practical layout across three floors. The asking price of €325,000 is in line with the market, according to the comparison with the neighbourhood average. For context, that is 47% below the average asking price of €617,036 for terraced houses in West Maas en Waal.
The home itself
The agent describes this as a single-family home with five rooms, including three bedrooms and one bathroom, spread over three floors. The living area is listed at 71 m² by the agent, while the BAG registration records 77 m². The plot measures 137 m². According to the agent, the home has roof insulation, wall insulation and double glazing, and is heated by a central heating boiler. It has been listed since October 2026.
Life in Kern Beneden-Leeuwen
Residents across the municipality of West Maas en Waal give their living environment an average score of 8.03, based on eight reviews. One resident describes the area as "independent, quiet, live and let live", though the same review notes "a lot of chatting, blathering about nonsense". Another resident says people are "united and everyone looks out for each other or knows each other", but mentions that shops in the smaller villages close early and are shut on Sundays. The neighbourhood itself has around 6,010 inhabitants, with a mix of ages and household types. For a closer look at the area, see the Kern Beneden-Leeuwen neighbourhood.
Amenities and transport
Daily errands are easily done on foot or by bike. A Lidl is on your doorstep, with an Aldi just around the corner and a Jumbo a ten-minute walk away. For schools, Basisschool de Leeuwenkuil, Openbare Basisschool De Wijzer and Pax Junior are all a ten-minute walk from the home. The nearest GP is Huisartsenpraktijk DokThuis, and the pharmacy Apotheek West Maas en Waal is a ten-minute walk. Bus stops on the N323 and at PWA Brug, served by lines 42 and 165, are a ten-minute walk away, and Tiel railway station is about 5.8 km from the home. The wider area is part of the municipality of West Maas en Waal.
WOZ value and address data
The WOZ value for 2025 is €349,000, based on the reference date of 1 January 2025. The asking price is 7% below this WOZ value. Between 2020 and 2025, the WOZ value rose by 70%, from €205,000 to €349,000. As for the address itself, road traffic noise is measured at 45 dB Lden, which is not above the noise standard. The foundation risk indication is low, though the soil is clay, which is noted as sensitive to settling. Pluvial flooding at heavy rain is indicated as elevated, as is the current flood risk, with the flood risk for 2050 put at medium. These are area-level indications from public data, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Beste Prijs Makelaars and Pellegrom 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 Patrijsstraat 35, Beneden-Leeuwen
How does the asking price compare to the WOZ value?
The asking price of €325,000 is 7% below the WOZ value of €349,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Between 2020 and 2025, the WOZ value increased by 70%, from €205,000 to €349,000.
What is the layout of this terraced house?
According to the agent, this is a single-family home with five rooms, including three bedrooms and one bathroom, spread over three floors. The living area is listed at 71 m² by the agent, while the BAG registration records 77 m². The plot measures 137 m². The home has roof insulation, wall insulation and double glazing, and is heated by a central heating boiler.
What is the energy label of this home?
The home has energy label B. This is an efficient label, which means the energy costs are likely to be relatively moderate compared to less efficient labels. The agent also states that the home has roof insulation, wall insulation and double glazing, which are separate facts from the label itself.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public area-level data. The soil is clay, which is noted as sensitive to settling. This is an area-level indication, not an inspection of this specific home. The data comes from sources such as Atlas Leefomgeving and KCAF.
What are the flood risks for this area?
According to public area-level data, pluvial flooding at heavy rain is indicated as elevated, and the current flood risk is also elevated. The flood risk for 2050 is put at medium. Heat stress is currently low, rising to medium by 2050. These are area-level indications, not an assessment of this specific property.
Which supermarkets are near this home?
A Lidl is about 249 metres away, an Aldi is about 604 metres away, and a Jumbo is about 1,066 metres away. There are also a SPAR express and a SPAR within a few kilometres. In total, there are nine supermarkets within a 5 km radius of the home.
What schools are close by?
Basisschool de Leeuwenkuil, Openbare Basisschool De Wijzer and Pax Junior are all about 941 metres from the home. Pax Junior is a secondary school with 178 pupils, while the two primary schools have 153 and 362 pupils respectively. There are 11 schools within a 5 km radius.
How is the public transport in this area?
The nearest bus stops are Beneden-Leeuwen, N323/Carpoolplaats and Beneden Leeuwen, PWA Brug, both about 905 metres away, served by lines 42 and 165. The stop at Beneden Leeuwen, Akkerstraat, about 1,037 metres away, is served by lines 42, 165, 485 and 685. The nearest train station is Tiel, about 5.8 km away.
What do residents say about living in this municipality?
Residents across the municipality of West Maas en Waal give their living environment an average score of 8.03, based on eight reviews. One resident describes the area as "independent, quiet, live and let live", while another says people are "united and everyone looks out for each other or knows each other". These reviews cover the wider municipality, not just this specific neighbourhood.
How does the price per m² compare to the neighbourhood average?
The asking price per m² is €4,577, based on the agent's listed living area of 71 m². This is 15% above the neighbourhood average asking price per m² of €3,982. The living area itself is 57% smaller than the neighbourhood average of 164 m², which partly explains the difference in price per m².
