A calm spot on the water
Stedewater 81 is a terraced house in Kloosterstede, a residential area in Assen. The home sits on a quiet road with a view over the water, and the setting is described by the agent as peaceful, with an open outlook. At €400,000, this is the cheapest of the five homes currently for sale in the neighbourhood. For comparison, terraced houses in Assen are listed at an average of €425,700.
The home itself
Built in 2005, this five-room house spans three floors and includes four bedrooms and one bathroom. The living area is 118 m² according to the BAG registration, while the agent lists it as 119 m²; the plot is 177 m² in both records. The garden, which faces south, measures 102 m² and there is also a front garden. The agent notes the home is fully insulated, with roof, wall and floor insulation and double glazing, and it has a central heating boiler. The energy label is A+, an efficient label. The property is offered as freehold.
Life in Kloosterstede
Residents of the wider district give their surroundings an average score of 8.17, based on three reviews. One resident says: "It's a decent neighbourhood. Never any crazy stuff, just quiet." Another adds: "The neighbourhood is generally well maintained by the residents and the municipality. There are nice playgrounds for the children." A third resident, who rates it 9.13, describes it as "a pleasant neighbourhood for a young family close to a nature reserve and close to amenities (walking distance)", though they note that pavements have not been laid throughout. The neighbourhood itself has around 1,010 residents, and about 53% of households include children. The Kloosterstede neighbourhood is part of the Kloosterveen district.
Amenities and transport
For daily errands, Albert Heijn and Lidl are both just around the corner, and there are several primary schools within walking distance, including Openbare Basisschool Kloosterveen and Kindcentrum De Kloostertuin. The nearest GP is Huisartsen Assen-West, a couple of streets away, and Apotheek Kloosterveen is nearby too. Bus stops on the H. van Bingenweg and Domeinpad, served by lines 84 and 309, are a five-minute walk, and Assen railway station is about 4.5 km away. The wider municipality of Assen offers further amenities.
WOZ and address data
The WOZ value for this home is €343,000, based on the reference date 1 January 2025. The asking price is 17% above this value. Between 2020 and 2025, the WOZ value rose by 62%, from €212,000 to €343,000. As for address-level risk data, these are area-level indications rather than an inspection of this specific home. The foundation risk indication is low, with sandy soil. Noise from road traffic is measured at 46 dB Lden and from air traffic at 23 dB Lden, both below the relevant standards. For pluvial flooding, the indication is medium, while the current flood risk is low and the heat stress indication is low, rising to medium by 2050.
Source
At the time of writing, the home is offered via multiple channels, including Hup en Fidom Hoogeveen and other listings.
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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 Stedewater 81, Assen
How does the asking price compare to the WOZ value?
The asking price of €400,000 is 17% above the WOZ value of €343,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Over the past five years, the WOZ value has increased by 62%, from €212,000 in 2020 to €343,000 in 2025.
What is the layout of this terraced house?
According to the agent, the home has five rooms, including four bedrooms and one bathroom, spread over three floors. The living area is listed as 119 m² by the agent, while the BAG registration states 118 m². The plot is 177 m². There is a south-facing back garden of 102 m² and a front garden.
What is the energy label and what does it mean?
The energy label is A+, which is an efficient label. The agent also notes that the home is fully insulated, with roof, wall and floor insulation and double glazing, and it has a central heating boiler. The label reflects the official rating, and the insulation details come from the agent's description.
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 this specific home. The data comes from sources such as the Atlas Leefomgeving and the Klimaateffectatlas.
What are the noise levels around this home?
According to area-level data, the noise from road traffic is 46 dB Lden and from air traffic 23 dB Lden, both measured in 2022 and both below the relevant noise standards. These are indications for the area, not measurements taken at the property itself.
What is the flood risk for this location?
The current flood risk is low, and it is also expected to remain low in 2050. For pluvial flooding, which occurs during heavy rain, the indication is medium. The heat stress indication is currently low but is expected to become medium by 2050. These are area-level indications, not an assessment of this specific home.
Which supermarkets are nearby?
Albert Heijn is about 788 metres away and Lidl about 808 metres, both within a ten-minute walk. Poiesz is further, at around 2.2 km, and Jumbo at about 2.8 km. In total, there are 14 supermarkets within 5 km of the home.
What schools are close to this home?
Openbare Basisschool Kloosterveen is about 254 metres away, and Kindcentrum De Kloostertuin is at 439 metres. Daltonschool De Parel is at 471 metres, and Het Sterrenschip at 717 metres. There are 34 schools within 5 km, including primary and special education options.
How far is the nearest bus stop and train station?
The nearest bus stop is Assen, H. van Bingenweg, about 359 metres away, served by lines 84 and 309. Another stop, Assen, Domeinpad, is at 427 metres. The nearest train station is Assen, at about 4.5 km from the home.
What do residents say about the area?
Residents of the wider district give it an average score of 8.17, based on three reviews. One resident describes it as quiet and decent, another mentions well-maintained surroundings and playgrounds, and a third calls it pleasant for a young family, close to a nature reserve and amenities, though noting that pavements are not laid throughout.
