A modern terraced house in Zuidbuurt
This 2018 terraced house on Ruizendaallaan 16 sits in the Zuidbuurt neighbourhood of Eemnes, a quiet residential area where most homes were built after 2010. The asking price of €600,000 is keen compared with the neighbourhood average asking price of €748,652. For context, the average asking price per square metre in the neighbourhood is €5,259, while this home comes in at €4,878 per square metre. If you are looking at terraced houses in Eemnes, this one stands out for its recent construction and efficient layout.
The home itself
Inside, the house offers five rooms spread over three floors, including four bedrooms and one bathroom. The living area measures 123 m² according to both the BAG registration and the agent's listing, and the plot is 127 m². The garden, which faces south, consists of a 66 m² back garden and a front garden. The home is fully owned, has double glazing and is fully insulated, and is heated by a central heating boiler with partial underfloor heating. The energy label is A+, an efficient label, so energy costs should be relatively low.
Life in Zuidbuurt
Zuidbuurt is a small neighbourhood with about 4,130 residents, and most of the housing stock is owner-occupied. One resident who reviewed the area gave it an average score of 6.88, noting: "Public transport is almost non-existent, which is understandable for a small municipality." That is based on a single review, so it is a limited picture. The neighbourhood has a mix of ages, with a notable share of families with children. For a sense of what it is like to live here, the Zuidbuurt neighbourhood page offers more detail.
Amenities and transport
For daily errands, the Boni supermarket is just around the corner, with Lidl and PLUS a couple of streets away. The Mariaschool and De 7 - Sprong primary schools are both within a five-minute walk. The nearest GP is Huisartspraktijk Beelen, and the pharmacy is Service Apotheek Eemnes, both about a ten-minute walk. The nearest bus stop, Eemnes, BEL-kantoor, is on your doorstep and serves lines 109 and 573. The nearest train station is Baarn, about 4.7 km away. The municipality of Eemnes is a small community where public transport is limited, as the resident noted.
WOZ and address data
The WOZ value for this home is €576,000, based on the reference date of 1 January 2025. The asking price is 4% above this value. Between 2020 and 2025, the WOZ value rose by 35%, from €427,000 to €576,000. As for the address, the noise level from road traffic is 53 dB Lden, which is above the noise standard, while aircraft noise is 44 dB Lden, below the standard. The foundation risk indication is low, with sandy soil, and the climate risks for pluvial flooding and flood risk are all low. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Van der Waaij Makelaars en Rentmeesters 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 Ruizendaallaan 16, Eemnes
How does the asking price compare with the neighbourhood average?
The asking price of €600,000 is 20% below the neighbourhood average asking price of €748,652. The price per square metre is €4,878, compared with the neighbourhood average of €5,259 per square metre. This makes the asking price keen relative to other homes currently for sale in Zuidbuurt.
What is the layout of this terraced house?
The home has five rooms across three floors, including four bedrooms and one bathroom. The living area is 123 m², and the plot is 127 m². There is a south-facing back garden of 66 m² and a front garden. The home is fully owned and has double glazing and full insulation, with a central heating boiler and partial underfloor heating.
What is the WOZ value and how has it developed?
The WOZ value is €576,000, based on the reference date of 1 January 2025. The asking price is 4% above this value. Over the past five years, the WOZ value has increased by 35%, from €427,000 in 2020 to €576,000 in 2025, reflecting a steady rise in the municipal valuation.
What are the noise levels around this address?
According to public risk data at the address level, the noise level from road traffic is 53 dB Lden, which is above the noise standard. Aircraft noise is 44 dB Lden, which is below the standard. These are area-level indications based on 2022 data, not a measurement of this specific home.
What supermarkets and schools are nearby?
The nearest supermarket is Boni, about 884 metres away, followed by Lidl at 1,106 metres and PLUS at 1,183 metres. For schools, the Mariaschool is about 527 metres away, and De 7 - Sprong is at 580 metres. Both are primary schools within a short walk.
How is public transport in this area?
The nearest bus stop is Eemnes, BEL-kantoor, about 196 metres away, serving lines 109 and 573. The nearest train station is Baarn, about 4.7 km away. One resident noted that public transport is almost non-existent, which is understandable for a small municipality.
What is the energy label of this home?
The energy label is A+, which is an efficient label. The home was built in 2018 and has double glazing and full insulation, according to the agent. This combination suggests that energy costs are likely to be relatively low, though the label itself does not guarantee actual consumption.
What is the foundation risk for this address?
The foundation risk indication for this address is low, and the soil type is sand. This is an area-level indication based on public data, not an inspection of the property itself. The climate risks for pluvial flooding and flood risk are also low, both currently and for 2050.
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