Vroege van Tol 17
’t Kempke-Bloemstraat, Lingewaard
AreaA modern terraced house in Huissen
This terraced house on Vroege van Tol 17 sits in the 't Kempke-Bloemstraat neighbourhood of Huissen, a town that residents clearly warm to over time. One resident, who came expecting to move on quickly, ended up staying 28 years, praising the centre, Park Lingezegen and the proximity of both Arnhem and Nijmegen. The asking price of €490,000 is on the high side compared with the average asking price for similar homes in the neighbourhood. For context, the wider market for terraced houses in Lingewaard shows what is available in the municipality.
The home itself
Built in 2011, this four-storey family home offers four rooms including three bedrooms and one bathroom, with a volume of 404 m³. The living area is 113 m² according to the BAG registration, while the agent lists 110 m²; the plot is 138 m² in both. There is a 60 m² back garden facing northwest, and the home is set on a quiet road within a residential area. The agent notes there is no insulation, heating comes from a central heating boiler, and the property is in full ownership. The energy label is A, an efficient label.
Life in 't Kempke-Bloemstraat
Residents of the district give it an average score of 7.27, based on eight reviews. One resident describes how Loovelden, once a stone-heavy new-build area, has become greener thanks to efforts by the municipality, the water board and Arnhem to create more nature. Another appreciates the water at the doorstep and the variety in the surroundings, though they miss a train and mention dog owners not cleaning up after their pets. The neighbourhood itself has around 1,640 residents, with a mix of ages and household types. For more on the area, see the 't Kempke-Bloemstraat neighbourhood.
Amenities and transport
Daily errands are well covered. The PLUS supermarket is just around the corner, with Albert Heijn a ten-minute walk away. Over Betuwe College (OBC) Huissen is a couple of streets away, and IKC Het Sterrenbos primary school is a ten-minute walk. The GP practice and pharmacy are both just around the corner on Polseweg. Bus stops at Mea Vota, Polseweg and Valom are within a short walk, served by lines 32, 300, 632, 33, 807, 812 and 432. The nearest train station is Westervoort, about 4.2 km away. The wider municipality of Lingewaard offers further options.
WOZ value and address data
The WOZ value on 1 January 2025 was €450,000, and the asking price sits 9% above that figure. Between 2020 and 2025 the WOZ value rose by 69%, from €266,000 to €450,000. As for the area, road traffic noise is measured at 46 dB Lden and railway noise at 19 dB Lden, both below the noise standard. The foundation risk indication is low, though the clay soil is noted as sensitive to settlement; this is an area-level indication, not an inspection of this home. Pluvial flooding at heavy rain is medium, current flood risk is elevated, and heat stress is low now but medium by 2050, again all area-level indications.
Source
At the time of writing the home is offered via multiple channels, including Zaat Vastgoed 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 Vroege van Tol 17, Huissen
How does the asking price compare with the WOZ value?
The asking price of €490,000 is 9% above the WOZ value of €450,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. Between 2020 and 2025 the WOZ value rose by 69%, from €266,000 to €450,000, reflecting the upward trend in the area.
What is the layout of this terraced house?
The home has four rooms in total, including three bedrooms and one bathroom, spread over four floors. The living area is 113 m² according to the BAG registration, while the agent lists 110 m². The plot is 138 m². There is a 60 m² back garden facing northwest, and the property is in full ownership.
What does the energy label A mean for this home?
The energy label is A, which is an efficient label. The agent notes that the home has no insulation, and heating comes from a central heating boiler. The label reflects the official registration, while the insulation detail comes from the agent's description. These are separate facts about the property.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public risk data at address level. The soil is clay, which is noted as sensitive to settlement. This is an area-level indication from sources like Atlas Leefomgeving and KCAF, not an inspection of this specific home.
What are the flood and climate risks for this area?
The area-level indications show pluvial flooding at heavy rain is medium, current flood risk is elevated, and flood risk by 2050 is low. Heat stress is currently low but is expected to be medium by 2050. These are area-level indications from the Klimaateffectatlas, not an assessment of this particular property.
Which supermarkets are closest to this home?
The PLUS supermarket is about 842 metres away, just around the corner. Albert Heijn is about 1.2 km away, a ten-minute walk. Further options include Coop at 1.7 km, and Jumbo and Aldi both at about 2 km. In total there are 22 supermarkets within 5 km.
What schools are near Vroege van Tol 17?
Over Betuwe College (OBC) Huissen, a secondary school with around 600 pupils, is about 825 metres away. IKC Het Sterrenbos primary school is about 1 km away, and IKC De Abacus is at 1.2 km. There are 40 schools within 5 km, covering both primary and secondary education.
How is public transport from this address?
The nearest bus stop is Huissen, Mea Vota, about 342 metres away, served by lines 32, 300 and 632. Huissen, Polseweg is at 532 metres with lines 33, 807 and 812, and Huissen, Valom at 564 metres with lines 33, 432, 807 and 812. The nearest train station is Westervoort, about 4.2 km away.
What do residents say about living in this district?
Residents of the district give an average score of 7.27, based on eight reviews. One resident, who initially planned to stay briefly, has lived in Huissen for 28 years and praises the centre, Park Lingezegen and the proximity of Arnhem and Nijmegen. Another appreciates the water and variety but notes the lack of a train and issues with dog waste.
What is the noise situation at this address?
Road traffic noise is measured at 46 dB Lden, which is not above the noise standard, based on 2022 data. Railway noise is 19 dB Lden, also not above the standard, based on 2023 data. These are area-level indications from public data, not measurements taken at the property itself.
