A quiet spot in Smitsveen
This terraced house on Valeriaanstraat sits in Smitsveen, a residential pocket of Soest where life moves at a gentle pace. The street is quiet, the view is open, and the setting feels calm without being remote. The asking price is €500,000. For context, the average asking price in the neighbourhood is €428,300, and the average asking price per square metre is €3,967. This home is listed at €4,098 per square metre based on the agent's floor area. You can compare with other terraced houses in Soest to see how it fits.
The house itself
Built in 1970, this home spans three floors and offers five rooms, including three bedrooms and one bathroom. The living area is listed at 153 m² according to the BAG registration, while the agent's listing states 122 m². The plot measures 135 m². There is a garden at the back (54 m²) facing southwest, plus a front garden, a balcony, and an integral garage. The property is freehold, and the agent notes insulation in the roof, double glazing, HR glazing, and wall insulation, along with a central heating boiler. The energy label is D, which means you can expect moderate energy costs.
Life in Smitsveen
Smitsveen is a neighbourhood of about 4,985 residents, and the homes here mostly date from between 1945 and 1970. Residents across the municipality of Soest give their living environment an average score of 8.18, based on 15 reviews. One resident describes it as a "safe and close-knit neighbourhood," with clean streets and child-friendly parks. Another mentions a strong sense of community, where neighbours stop to chat. A third review is more critical, pointing to increased traffic and disputes over parking and trees. The reviews are mixed, but the overall picture is of a place where people know each other. For a closer look at the area, you can explore the municipality of Soest.
Amenities and transport
Daily errands are easy from here. The Albert Heijn and Lidl are both just around the corner, and there is another Albert Heijn a ten-minute walk away. The nearest primary school, 3e Van der Huchtschool, is on your doorstep, with De Egelantier a couple of streets away. The GP practice Smitsveen and the Wolverlei Apotheek are both just around the corner. For public transport, bus stop Soest, Varenstraat is a couple of streets away, served by line 573, and Soest Zuid train station is a ten-minute walk. The hospital, Meander Medisch Centrum Baarn, is further out.
WOZ and address data
The WOZ value for this home is €453,000, based on the reference date 1 January 2025. The asking price sits 10% above that value. Between 2020 and 2025, the WOZ value rose by 58%, from €287,000 to €453,000. As for the address, the noise levels from road, rail, and air traffic are all below the relevant standards. The foundation risk indication is low, with sandy soil. For climate, the pluvial flooding risk is medium, while flood risk is low now and in 2050, and heat stress is low now but medium by 2050. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including CallEgas Makelaardij o.z. and CallEgas Makelaardij o.z. 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 Valeriaanstraat 103, Soest
How does the asking price compare with the neighbourhood average?
The asking price of €500,000 is 17% above the average asking price in Smitsveen, which is €428,300. The neighbourhood's median asking price is €406,500, and prices range from €335,000 to €550,000. The average asking price per square metre in the neighbourhood is €3,967, while this home is listed at €4,098 per square metre based on the agent's floor area.
What is the layout of this terraced house?
The home has five rooms in total, including three bedrooms and one bathroom, spread over three floors. The living area is listed as 153 m² according to the BAG registration, while the agent states 122 m². There is a garden at the back measuring 54 m², facing southwest, plus a front garden, a balcony, and an integral garage. The property is freehold.
What is the WOZ value and how has it changed?
The WOZ value is €453,000, based on the reference date 1 January 2025. The asking price is 10% above this value. Over the past five years, the WOZ value has increased by 58%, from €287,000 in 2020 to €453,000 in 2025. This reflects the municipal valuation, not the current market value.
What are the noise levels like at this address?
The noise levels from road traffic are 42 dB Lden, from rail traffic 29 dB Lden, and from air traffic 41 dB Lden, all measured in 2022 or 2023. None of these exceed the relevant noise standards. These are area-level indications based on public data, not a measurement inside the home itself.
What is the foundation risk for this property?
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. It gives a general sense of the ground conditions in the vicinity, but it does not replace a structural survey of the property.
What are the flood and heat stress risks?
The pluvial flooding risk is medium, meaning there is a moderate chance of waterlogging during heavy rain. The flood risk is low both now and in 2050. Heat stress is low currently but is expected to be medium by 2050. These are area-level indications from the Klimaateffectatlas, not a property-specific assessment.
Which supermarkets and schools are nearby?
The Albert Heijn and Lidl are both about 535 metres away, and another Albert Heijn is 750 metres away. The nearest primary school, 3e Van der Huchtschool, is 111 metres from the home, with De Egelantier at 330 metres. The GP practice Smitsveen is 245 metres away, and the Wolverlei Apotheek is 253 metres away.
What public transport options are available?
Bus stop Soest, Varenstraat is 234 metres away and is served by line 573. Another stop, Soest, Eigendomweg, is 306 metres away with lines 70, N9, 272, 573, and N70. Soest Zuid train station is 810 metres away, which is about a ten-minute walk.
What do residents say about living in this area?
Residents across the municipality of Soest give their living environment an average score of 8.18, based on 15 reviews. One resident praises the "safe and close-knit neighbourhood" with child-friendly parks, while another mentions a strong sense of community. A third review is critical, citing increased traffic and disputes over parking and trees. The reviews reflect the wider municipality, not just Smitsveen.
