A terraced house in Angelslo
This terraced house on Smedingeslag 32 sits in Angelslo, a neighbourhood in Emmen where the streets are lined with homes from the 1960s and 1970s. The asking price of €199,950 is keen compared with the average asking price in the neighbourhood, which comes in at €263,402. For context, terraced houses in Emmen are listed at an average of €2,411 per square metre, while this home is priced at €1,960 per square metre according to the agent's listing.
The home itself
Built in 1965, this terraced house offers five rooms, including four bedrooms, spread over one floor. The living area is 103 square metres according to the BAG registration, while the agent lists it as 102 square metres. The plot is 161 square metres. The home has a front and back garden, a central heating boiler, and is offered in full ownership. The energy label is E, which means you can expect higher energy costs compared with more efficient labels.
Life in Angelslo
Angelslo is a neighbourhood with a mix of ages, where about a quarter of residents are 65 or older and a similar share are under 25. Residents give the neighbourhood an average score of 4.82 out of 10, based on four reviews. One resident says: "Look, it could be a lot better, but I still have to say it's a great neighbourhood. Every city has its less pleasant spots where you don't want to walk alone. In terms of schools, it's very well organised for every level and age, it's just good here!" Another resident notes: "Lots of 'I know who I know', cronyism, if you fall outside that you're seen as an 'outcast'. Terrible shortcoming within the municipality! Apart from that, the accommodation etc. is quite good." The neighbourhood has about 7,725 inhabitants, and the average household size is 1.9 people. For more on the area, see the municipality of Emmen.
Amenities and transport
Daily errands are easy from here. The Jumbo supermarket is just around the corner, and the Aldi is a couple of streets away. Openbare Basisschool Angelslo is on your doorstep, and Carmelcollege Emmen for secondary education is a five-minute walk. The GP practice Huisartsenpraktijk van Overbeek en Ben-Zvi and the BENU Apotheek Angelslo are both a couple of streets away. For public transport, the bus stop Emmen, Kerspellaan is just around the corner, served by lines 93, 94, 95, 173 and 400. The nearest train station is Emmen, about 2.4 kilometres away.
WOZ and address data
The WOZ value of this home is €188,000, based on the reference date 1 January 2025. The asking price is 6% above this value. Between 2020 and 2025, the WOZ value rose by 55%, from €121,000 to €188,000. As for address-level risks, these are area-level indications rather than an inspection of this specific home. The noise from road traffic is 44 dB Lden, which is below the noise standard, and railway noise is 10 dB Lden, also below the standard. The foundation risk indication is low, and the soil type is sand. For pluvial flooding at heavy rain, the indication is medium, while the current flood risk and the flood risk for 2050 are both low, as are the heat stress indications for now and 2050.
Source
At the time of writing, the home is offered via multiple channels, including MS Vastgoed Makelaardij.
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Features
Details of this home
Transfer
Price
Areas and volume
Layout
Construction
Outdoor space
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 Smedingeslag 32, Emmen
How does the asking price compare with other homes in Angelslo?
The asking price of €199,950 is 24% below the average asking price in the neighbourhood, which is €263,402. The average asking price per square metre in Angelslo is €2,411, while this home is listed at €1,960 per square metre. The price verdict is described as keen, meaning it is on the low side compared with the neighbourhood average.
What is the layout of this terraced house?
According to the agent, the home has five rooms, including four bedrooms, spread over one floor. The living area is listed as 102 square metres by the agent, while the BAG registration states 103 square metres. The plot is 161 square metres. There is a front and back garden, and the home is in full ownership.
What is the WOZ value of this home?
The WOZ value is €188,000, based on the reference date 1 January 2025. The asking price is 6% above this value. Over the past five years, the WOZ value has increased by 55%, from €121,000 in 2020 to €188,000 in 2025. The WOZ value is the municipal valuation, not the current market value.
What are the address-level risk indications for this home?
The address-level risk data, which are area-level indications rather than an inspection of this specific home, show that the foundation risk is low, with sand as the soil type. The noise from road traffic is 44 dB Lden and railway noise is 10 dB Lden, both below the noise standards. For pluvial flooding at heavy rain, the indication is medium, while the flood risk for now and 2050 is low, as is the heat stress.
Which supermarkets are near this home?
The nearest supermarket is a Jumbo, about 632 metres away, which is a ten-minute walk. An Aldi is about 760 metres away, also within a ten-minute walk. A Lidl is about 1.3 kilometres away. In total, there are 18 supermarkets within five kilometres of the home.
What schools are close to this home?
Openbare Basisschool Angelslo is about 112 metres away, so it is on your doorstep. For secondary education, Carmelcollege Emmen is about 392 metres away, which is a five-minute walk. There are also several other primary and special education schools within a short distance, including 't Twiespan and De Catamaran.
How do residents rate the neighbourhood Angelslo?
Residents give Angelslo an average score of 4.82 out of 10, based on four reviews. One resident says it is a great neighbourhood with well-organised schools and excellent shops. Another resident mentions cronyism in the municipality but notes that the accommodation is quite good. The reviews reflect the experiences of a small number of residents.
What is the energy label of this home?
The energy label is E. This is not the most efficient label, so you can expect higher energy costs compared with homes with better labels. The label is a fact about the home's energy performance, not a judgement on its construction. The home was built in 1965.
