A calm spot in Houten
This terraced house on Vijverwater 7 sits in the Waters neighbourhood, a quiet residential area in Houten Zuid-West. The home was built in 2003 and has an A+++ energy label, which is an efficient label. The asking price is €810,000. For context, there are currently two terraced houses in Houten available, with an average asking price of €752,500.
The home itself
According to the agent, this home has seven rooms, including four bedrooms, spread over two floors. The living area is listed as 152 m² by the agent, while the BAG registration records 162 m². The plot measures 184 m² according to the agent, versus 192 m² in the BAG registration. The home has a west-facing back garden of 85 m², and the agent mentions it is set on a quiet road with a sheltered position in a residential area. The property is fully owned, and the agent lists insulation including roof insulation, double glazing, wall insulation and floor insulation, with heating provided by a combination boiler and a heat pump.
Life in Waters
Residents of the district of Houten Zuid-West give their living environment an average score of 7.7, based on five reviews. One resident says: "Very friendly and helpful." Another notes: "It is generally very safe, sometimes there are some noisy teenagers but they don't really cause any harm. My neighbours are very friendly, I've become good friends with a few. There isn't much litter on the streets and the green areas are always nice." The district has about 2,190 residents, and most households include children. For a look at the wider area, you can read more about the Waters neighbourhood.
Amenities and transport
Daily errands are easy from here. The nearest GP is Medisch Centrum Leebrug, Huisartspraktijk Sleijffers, just around the corner, and the pharmacy Apotheek MC Dorp is a ten-minute walk away. For groceries, Albert Heijn and Hoogvliet are both a ten-minute walk, with a SPAR express a bit further. There are several primary schools nearby, including Openbare Daltonbasisschool de Plantage just around the corner and PCBS De Zonnewijzer a couple of streets away. For public transport, bus stop Houten, Het Water is just around the corner with Flex service, and Houten, Weteringshoek is a five-minute walk with lines 47 and N4. The nearest train station, Houten Castellum, is a ten-minute walk. The municipality of Houten offers more on this area at the municipality of Houten.
WOZ and address data
The WOZ value for this home is €732,000, with a reference date of 1 January 2025. The asking price is 11% above the WOZ value. Between 2020 and 2025, the WOZ value rose by 51%, from €485,000 to €732,000. As for address-level risk data, the road traffic noise level is 51 dB Lden, which is above the noise standard, while railway noise is 39 dB Lden, below the standard. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. For climate, pluvial flooding risk is low, current flood risk is elevated, and heat stress is low now but medium by 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 Defacto Makelaardij en Advies.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
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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 Vijverwater 7, Houten
How does the asking price compare to the WOZ value?
The asking price is €810,000, while the WOZ value is €732,000 as of 1 January 2025. This means the asking price is 11% above the WOZ value. The WOZ value is the municipal valuation, not the current market value, so the comparison is just a factual reference point.
What is the layout of this terraced house?
According to the agent, the home has seven rooms, including four bedrooms, spread over two floors. The living area is listed as 152 m² by the agent, while the BAG registration records 162 m². The plot measures 184 m² per the agent, versus 192 m² in the BAG registration. There is also a west-facing back garden of 85 m².
What is the energy label and what does it mean?
The home has an energy label of A+++, which is an efficient label. The agent also lists insulation including roof insulation, double glazing, wall insulation and floor insulation, with heating provided by a combination boiler and a heat pump. These are separate facts from the label itself.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public risk data. The soil is clay, which is sensitive to settling. This is an area-level indication, not an inspection of this specific home. The data comes from sources like Atlas Leefomgeving and KCAF.
What are the noise levels around this home?
The road traffic noise level at this address is 51 dB Lden, which is above the noise standard, based on 2022 data. Railway noise is 39 dB Lden, which is below the noise standard, based on 2023 data. These are area-level indications from public data, not measurements taken at the property itself.
What is the flood risk for this area?
According to climate risk data, pluvial flooding risk is low, meaning heavy rain is unlikely to cause significant water accumulation. Current flood risk is elevated, but by 2050 it is projected to be low. Heat stress is currently low, but is expected to be medium by 2050. These are area-level indications.
Which supermarkets are nearby?
Albert Heijn and Hoogvliet are both about 847 metres away, which is a ten-minute walk. A SPAR express is about 1.2 km away, and there are additional Albert Heijn stores at 1.3 km and 2 km. In total, there are ten supermarkets within 5 km.
What schools are close to this home?
Openbare Daltonbasisschool de Plantage is about 206 metres away, just around the corner. PCBS De Zonnewijzer is about 438 metres away, and Rooms Katholieke Basisschool De Stek is about 634 metres away. There are 26 schools within 5 km, including primary and special education options.
How is the public transport connection?
The nearest bus stop is Houten, Het Water, about 233 metres away, with Flex service. Houten, De Polder is about 387 metres away, also with Flex. Houten, Weteringshoek is about 432 metres away with lines 47 and N4. The nearest train station is Houten Castellum, about 949 metres away.
What do residents say about living in this district?
Residents of the district of Houten Zuid-West give an average score of 7.7, based on five reviews. One resident says: "Very friendly and helpful." Another mentions: "It is generally very safe, sometimes there are some noisy teenagers but they don't really cause any harm. My neighbours are very friendly." These reviews reflect the district, not specifically the Waters neighbourhood.
