A spacious family home in Waterrijk
Tornemeer 21 is a terraced house in Waterrijk, a residential area in Woerden-Oost. The home was built in 2008 and has an energy label A, which is an efficient label. With a price of €787,000, the asking price is on the high side compared to the average asking price in the neighbourhood. For context, the average asking price for terraced houses in Woerden sits at €664,077.
Inside the home
This home spans three floors and offers seven rooms, including five bedrooms and one bathroom. The living area is 160 m² according to the agent, while the BAG registration lists 153 m². The plot measures 107 m². The property is fully insulated and has underfloor heating throughout, plus a heat recovery system. There is a balcony at the rear, and the garden is accessible via the back entrance. The home is freehold.
Life in Waterrijk
Waterrijk is a neighbourhood with around 3,100 residents, and most homes here are owner-occupied. Residents of the municipality of Woerden give their living environment an average score of 8.0, based on 20 reviews. One resident says: "We have been living here with great pleasure for 20 years." Another notes: "Safe neighbourhood, nice for families." A third resident mentions: "Great, but too few parking spaces in the neighbourhood." These reviews reflect the wider municipality rather than Waterrijk specifically. To learn more about the area, you can read about the Waterrijk neighbourhood.
Amenities and transport
Daily errands are well covered here. Jumbo is a couple of streets away, and Aldi is a ten-minute walk. Primary school KBs De Regenboog is on your doorstep, while secondary school Minkema College is just around the corner. The nearest GP is Gezondheidscentrum Woerden, Praktijk Broos, and the pharmacy Apotheek Pelaene Hof is nearby. Bus line B stops at Woerden, Kikkerbrug, just around the corner. Woerden train station is a ten-minute walk. The municipality of Woerden offers further amenities within easy reach.
WOZ value and address data
The WOZ value is €648,000, with a reference date of 1 January 2025. The asking price is 21% above this value. Between 2020 and 2025, the WOZ value rose by 45%, from €447,000 to €648,000. As for the address itself, road traffic noise is measured at 52 dB Lden, which is above the noise standard. The foundation risk indication is low, though the soil is peat, which is sensitive to settling. Pluvial flooding risk is medium, as is flood risk for both the current situation and 2050. 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 De Koning makelaars (NVM & ERA).
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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 Tornemeer 21, Woerden
How does the asking price compare to the WOZ value?
The asking price of €787,000 is 21% above the WOZ value of €648,000, which was set with a reference date of 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The asking price is also on the high side compared to the average asking price in the neighbourhood, which is €664,077.
What is the layout of this home?
The home has seven rooms in total, including five bedrooms and one bathroom, spread over three floors. The living area is 160 m² according to the agent, while the BAG registration lists 153 m². The plot measures 107 m². There is a balcony at the rear and a garden accessible via the back entrance.
What is the energy label and what does it mean for costs?
The home has energy label A, which is an efficient label. This means you can expect relatively low energy costs compared to less efficient labels. The home is fully insulated and has underfloor heating throughout, plus a heat recovery system. The energy label is a fact about the home, not a judgement on its condition.
What are the noise levels around this address?
Road traffic noise at this address is measured at 52 dB Lden, which is above the noise standard, based on 2022 data. Railway noise is 38 dB Lden and aircraft noise is 40 dB Lden, both below the noise standard. These are area-level indications from public data, not measurements taken at the home itself.
What is the foundation risk for this property?
The foundation risk indication for this address is low. The soil type is peat, which is noted as sensitive to settling. This is an area-level indication based on public data, not an inspection of this specific home. The risk level is given as low, which means no elevated concern is indicated.
What are the flood risks for this area?
Pluvial flooding risk, which relates to heavy rainfall, is indicated as medium. Flood risk for the current situation is also medium, and this remains medium for 2050. Heat stress is currently low but is expected to be medium by 2050. These are area-level indications from the Klimaateffectatlas, not assessments of this specific property.
Which schools are near this home?
Primary school KBs De Regenboog is on your doorstep, just 194 metres away. Secondary school Minkema College, locatie Steinhagenseweg, is 419 metres away. Other nearby primary schools include Andersenschool at 530 metres and Margrietschool at 784 metres. In total, there are 31 schools within 5 kilometres.
What public transport options are available?
Bus line B stops at Woerden, Kikkerbrug, just 136 metres away, and also at Woerden, Veluwemeer and Woerden, Beyenlaan nearby. Woerden train station is 1.5 kilometres away, which is about a ten-minute walk. The bus stops are within a couple of streets of the home.
How has the WOZ value developed over time?
The WOZ value has risen from €447,000 in 2020 to €648,000 in 2025, an increase of 45% over five years. The yearly values were €488,000 in 2021, €559,000 in both 2022 and 2023, and €588,000 in 2024. This development is based on municipal valuation data.
What is the neighbourhood like according to residents?
Residents of the municipality of Woerden give their living environment an average score of 8.0, based on 20 reviews. One resident says: "We have been living here with great pleasure for 20 years." Another notes: "Safe neighbourhood, nice for families." A third mentions: "Great, but too few parking spaces in the neighbourhood." These reviews reflect the wider municipality, not Waterrijk specifically.
