A quiet spot by the park
Tuinlaan 40 is a terraced house in Het Hoog, a residential area in Bemmel. The home sits along a quiet road and directly next to a park, which gives the setting a calm, green feel. Built in 1982, it is a family home with five rooms spread over three floors. The asking price is €419,000. For context, terraced houses in Lingewaard are listed at various price points.
The home itself
Inside, the house offers four bedrooms and one bathroom, with a living area of 101 m² according to the agent, while the BAG registration records 104 m². The plot measures 138 m². There is a front garden of 38 m² and a back garden of 34 m² facing east. The agent notes insulation in the roof and walls, plus double glazing, and the home is heated by a central heating boiler. The energy label is B, which is an efficient label, so energy costs should be moderate.
Life in Het Hoog
Het Hoog is a neighbourhood of about 2,080 residents, where a third of households have children. Residents of the district of Bemmel give their living environment an average score of 6.7, based on five reviews. One resident says: "It's a quiet neighbourhood to live in and has all the amenities." Another describes it as a "self-contained neighbourhood" with a pleasant atmosphere. A third resident, however, notes that the neighbourhood "kept getting worse" over 22 years, with greenery disappearing. The reviews are mixed, so it is worth reading them in full. The Het Hoog neighbourhood has its own character within Bemmel.
Amenities and transport
Daily errands are easy from here. The Albert Heijn is just around the corner, with Jumbo and Lidl a couple of streets away. Daltonbasisschool De Borgwal is a five-minute walk, and Huisartsenpraktijk Kalicharan is just around the corner. The pharmacy, Zuider Service Apotheek Bemmel, is a ten-minute walk. For public transport, bus line 34 stops at Bemmel, De Rosmolen, a five-minute walk away, and the Dorpsstraat stop offers lines 33, 34, 300, 433, 633, 807 and 812. The nearest train station is Elst, about 3.7 km away. The municipality of Lingewaard covers the wider area.
WOZ value and address data
The WOZ value for this home is €320,000, as of the reference date 1 January 2025. The asking price is 31% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 45%, from €220,000 to €320,000. As for the area, the road traffic noise is measured at 50 dB Lden, which is above the noise standard, while railway noise is 36 dB Lden, below the standard. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. Pluvial flooding at heavy rain is elevated, and the current flood risk is elevated, dropping to low by 2050. 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 two channels, including Goed Geregeld 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 Tuinlaan 40, Bemmel
What is the asking price for this home?
The asking price for Tuinlaan 40 is €419,000. The average asking price in Het Hoog is €676,214, and the average price per m² in the neighbourhood is €4,265. This home is listed at €4,149 per m² based on the agent's floor area. No further price comparison is provided.
What is the layout of this terraced house?
The home has five rooms, including four bedrooms and one bathroom, spread over three floors. The living area is 101 m² according to the agent, while the BAG registration records 104 m². The plot measures 138 m². There is a front garden of 38 m² and a back garden of 34 m² facing east.
What is the WOZ value and how has it changed?
The WOZ value is €320,000, as of the reference date 1 January 2025. The asking price is 31% above this value. Over the past five years, the WOZ value increased by 45%, from €220,000 in 2020 to €320,000 in 2025. This reflects the municipal valuation, not the current market value.
What are the noise levels around this address?
According to public data, the road traffic noise at this address is 50 dB Lden, which is above the noise standard. Railway noise is 36 dB Lden, which is below the standard. These are area-level indications from the Atlas Leefomgeving, not measurements taken at the property itself.
What is the foundation risk for this home?
The foundation risk indication for this address is low. The soil type is clay, which is noted as sensitive to settling. This is an area-level indication based on public data, not an inspection of this specific home. No further details are provided in the listing.
What are the flood risks for this location?
The current flood risk is elevated, while the flood risk for 2050 is low. Pluvial flooding, which occurs during heavy rain, is also elevated. These are area-level indications from the Klimaateffectatlas, not a property-specific assessment. The risk levels are given as they are, without further interpretation.
Which supermarkets are nearby?
The nearest supermarket is Albert Heijn, about 660 metres away. Jumbo is at 767 metres and Lidl at 830 metres. Aldi is further, at 1.8 km. Within a 5 km radius, there are 16 supermarkets in total, so daily grocery shopping is well covered.
What schools are close to this home?
Daltonbasisschool De Borgwal is the nearest primary school, at 330 metres. Other primary schools within a short distance include IKC Pius X at 871 metres and Jenaplan IKC Donatushof at 992 metres. There is also a special primary school, De Vlinderboom, at 562 metres. Secondary education is about 1.5 km away.
What public transport options are available?
The nearest bus stop is Bemmel, De Rosmolen, at 436 metres, served by line 34. The Dorpsstraat stop, at 506 metres, offers lines 33, 34, 300, 433, 633, 807 and 812. The nearest train station is Elst, about 3.7 km away. No travel times or destinations are stated in the listing.
What do residents say about living in this area?
Residents of the district of Bemmel give their living environment an average score of 6.7, based on five reviews. One resident says: "It's a quiet neighbourhood to live in and has all the amenities." Another mentions a "pleasant atmosphere" but notes limited direct contact. A third resident, however, describes a decline over 22 years, including loss of greenery. The reviews are mixed.
