A spacious family home on the edge of the woods
Tucked away on a quiet road at the edge of the woods, this terraced house in Rutten-woonkern offers a rare combination of space and tranquillity. With a living area of 164 m² according to the agent, it is 32% larger than the neighbourhood average of 124 m². The asking price is €409,000. For context, the average asking price in the neighbourhood is €357,952, and the average asking price per m² is €3,122, while this home comes in at €2,494 per m². If you are looking for a roomy home in a green setting, this could be worth a closer look. For more options, see terraced houses in Noordoostpolder.
A home with room for everyone
Built in 1977, this home offers eight rooms, including five bedrooms and two bathrooms, spread over three floors. The total volume is 573 m³, giving plenty of space for a growing family. The garden wraps around the house: a rear garden of 85 m², a front garden and a side garden, with the rear garden facing west and accessible via the back alley. There is also a carport for parking. The property is fully owned, so no leasehold concerns. According to the agent, the insulation includes roof insulation, mostly double glazing, HR glazing, wall insulation and floor insulation. Heating is provided by a central heating boiler with partial underfloor heating. The home is described as a single-family, semi-detached style property, set at the edge of the woods with a free view.
Life in Rutten-woonkern
Rutten-woonkern is a small, close-knit community where neighbours know each other. Residents across the municipality of Noordoostpolder give their living environment an average score of 8.23, based on 18 reviews. One resident says: "We enjoy living here, there is a lot of social contact with a pleasant atmosphere. There is good contact between the neighbours for those who need it. Another big plus are the parks in the neighbourhood, it is very nice to walk through them." Another resident notes: "Very many cultures, which is sometimes not pleasant, since talking to each other is then sometimes quite limited. Also not very pleasant always to walk around at night." The neighbourhood has about 910 inhabitants, with a mix of ages and household types. For more on the area, see the Rutten-woonkern neighbourhood.
Daily life and getting around
For everyday needs, the nearest primary school, De Leeuwerik, is just around the corner, and a childcare centre is also close by. For groceries, you will need to travel a bit further: the nearest supermarkets, including Jumbo, Aldi, Poiesz, Lidl and Ekoplaza, are all about 4.5 km away, roughly a ten-minute drive. The nearest GP is Huisartsenpraktijk Arentsen en Groeneveld in Lemmer, about 4.6 km away, and the pharmacy, Service Apotheek De Waag Lemmer, is a similar distance. For public transport, bus line 77 stops at Rutten, Lemsterpoort, just around the corner. The nearest train station is Koudum-Molkwerum, about 22 km away. For more on the wider area, see the municipality of Noordoostpolder.
WOZ value and address data
The WOZ value of this home is €346,000, as of the reference date 1 January 2025. The asking price is 18% above this WOZ value. Over the past five years, the WOZ value has risen by 69%, from €205,000 in 2020 to €346,000 in 2025. As for the address, the noise level from road traffic is 59 dB Lden, which is above the noise standard, based on 2022 data. The foundation risk indication is low, with sandy soil. For climate risks, the indication for pluvial flooding is low, while the current flood risk is medium, and this is expected to remain medium by 2050. Heat stress is currently low but is indicated as medium by 2050. These are area-level indications, not an inspection of this specific home.
About the listing
At the time of writing, this home is offered via multiple channels, including Ingrid Goes Makelaars BV (NVM) and other platforms.
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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 Venelaan 28, Rutten
How does the asking price compare to the WOZ value?
The asking price of €409,000 is 18% above the WOZ value of €346,000, 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 69%, from €205,000 in 2020 to €346,000 in 2025. This comparison is precomputed and does not imply any judgement on the asking price.
What is the layout of this home?
According to the agent, this terraced house has eight rooms, including five bedrooms and two bathrooms, spread over three floors. The total volume is 573 m³. The living area is listed as 164 m² by the agent, while the BAG registration states 167 m². The plot is 303 m² according to both sources. There is a rear garden of 85 m², a front garden and a side garden, with the rear garden facing west and accessible via the back alley.
What is the energy label and what does it mean?
The energy label for this home is B. This is an efficient label, meaning the home is relatively energy-efficient compared to less efficient labels. The agent also mentions insulation including roof insulation, mostly double glazing, HR glazing, wall insulation and floor insulation. Heating is provided by a central heating boiler with partial underfloor heating. The energy label is a fact, and the insulation features are stated separately.
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 risk level is given as low, which means no elevated foundation concerns are indicated for this area. No further details are provided in the listing.
What are the noise levels like at this address?
The noise level from road traffic at this address is 59 dB Lden, which is above the noise standard, based on 2022 data. This is an area-level indication from public data, not a measurement at the property itself. The figure is provided as a fact, and it is up to you to interpret what this means for your comfort.
What are the flood and climate risks for this area?
For this address, the indication for pluvial flooding (heavy rain) is low. The current flood risk is medium, and this is expected to remain medium by 2050. Heat stress is currently low but is indicated as medium by 2050. These are area-level indications based on climate data, not an assessment of this specific home. The levels are given as they are, without further interpretation.
What schools are near this home?
The nearest primary school is De Leeuwerik, which is just around the corner at about 108 metres. Another primary school, Basisschool de Meerpaal, is about 4.4 km away. For secondary education, Caleido is about 4.9 km away. There are also other primary schools within 5 km, including IKC Sint Jozef and cbs De Schalmei. The distances are as given in the data.
What public transport options are available?
The nearest bus stop is Rutten, Lemsterpoort, which is just around the corner at about 250 metres. Bus line 77 serves this stop. Other stops on the same line are Rutten, IJzerpad at about 1.6 km and Rutten, Noordermeerweg at about 2.5 km. The nearest train station is Koudum-Molkwerum, about 22 km away. No travel times or destinations are provided.
How does the living area compare to the neighbourhood average?
The living area of this home is 164 m² according to the agent, which is 32% larger than the neighbourhood average of 124 m². The BAG registration states 167 m². This means the home offers significantly more space than typical homes in the area. The price per m² is €2,494, based on the agent's listing, which is lower than the neighbourhood average of €3,122 per m².
What is the neighbourhood like in terms of residents?
The neighbourhood of Rutten-woonkern has about 910 inhabitants. The average household size is 2.3 people. About 30% of households are single-person households, 34% are households with children, and 36% are households without children. The age distribution is fairly even, with 23% aged 65 or older and 15% under 15. These figures come from CBS data and give a general picture of the area.
