Waterkers 5
Groenlust, Stichtse Vecht
AreaA quiet spot by the water
This terraced house on Waterkers 5 sits in Groenlust, a small neighbourhood in Kockengen, part of the municipality of Stichtse Vecht. The setting is described by the agent as a quiet road, by the water, in a residential area. With a price of €559,000, the asking price is on the high side compared to the market, especially when you look at the terraced houses in Stichtse Vecht.
The home itself
Built in 1991, this three-storey terraced house offers six rooms, including four bedrooms and two bathrooms. The living area is listed as 112 m² by the agent, while the BAG registration states 109 m²; the plot is 149 m² according to both. The home has a front and back garden, with the back garden facing northwest and accessible via the back alley. It is fully insulated, heated by a central heating boiler with partial underfloor heating, and is freehold. The energy label is A, which is an efficient label.
Life in Groenlust
Groenlust is a quiet neighbourhood with about 560 residents, and most homes are owner-occupied. Residents of the municipality of Stichtse Vecht give their living environment an average score of 7.11, based on 14 reviews. One resident says: "Nice neighbourhood to live in, many amenities in the immediate vicinity, we enjoy living here, good social control." Another notes: "Kamelenspoor is generally a very nice neighbourhood to live in, especially during the day. Everyone greets each other politely and respects the norms and values of others in the area." The reviews reflect the wider municipality, not just this neighbourhood. For more on the area, see the Groenlust neighbourhood.
Amenities and transport
For daily groceries, the PLUS supermarket is just around the corner, and there are several other options within a short drive. Primary schools like School met de Bijbel De Wegwijzer and WereldKidz Kockenest are a couple of streets away. The nearest GP, Huisartsenpraktijk Kockengen, is also close by. For public transport, bus stops at Kockengen, Dreef and Kockengen, Roerdomp are within walking distance, served by lines 523 and 524. The nearest train station is Breukelen, about 3.2 km away. The municipality of Stichtse Vecht offers a mix of rural and urban amenities, as described on the municipality of Stichtse Vecht.
WOZ and address data
The WOZ value for this home is €473,000, with a reference date of 1 January 2025. The asking price is 18% above this value. Between 2020 and 2025, the WOZ value rose by 60%, from €295,000 to €473,000. As for address risks, the noise levels from road, rail, and air traffic are all below the relevant standards. The foundation risk indication is low, though the soil is peat, which is sensitive to settling; this is an area-level indication, not an inspection of this specific home. Pluvial flooding risk is low, while current flood risk is elevated and expected to be medium by 2050. Heat stress is currently low but may become medium by 2050.
Source and agent
At the time of writing, the home is offered via two channels, including Van der Helm Woning- en Bedrijfsmakelaars BV.
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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 Waterkers 5, Kockengen
What is the asking price for this terraced house?
The asking price is €559,000. This is 18% above the WOZ value of €473,000 (reference date 1 January 2025). The price per square metre, based on the agent's living area of 112 m², is €4,991. In the neighbourhood, one home was sold recently at an average price of €525,000, but that is a single data point.
How many rooms and bedrooms does this home have?
According to the agent, the home has six rooms, including four bedrooms and two bathrooms, spread over three floors. The living area is listed as 112 m² by the agent, while the BAG registration states 109 m². The plot is 149 m². There is a front and back garden, with the back garden facing northwest and accessible via the back alley.
What is the energy label and what does it mean?
The energy label is A, which is an efficient label. The agent also states that the home is fully insulated and has a central heating boiler with partial underfloor heating. This means you can expect relatively low energy costs compared to less efficient homes, though actual costs depend on usage and energy prices.
What is the WOZ value and how has it developed?
The WOZ value is €473,000, with a reference date of 1 January 2025. The asking price is 18% above this value. Over the past five years, the WOZ value has increased by 60%, from €295,000 in 2020 to €473,000 in 2025. This reflects the municipal valuation, not the current market value.
What are the address risks for this home?
The address risks are area-level indications, not an inspection of this specific home. Noise levels from road, rail, and air traffic are all below the relevant standards. The foundation risk indication is low, but the soil is peat, which is sensitive to settling. Pluvial flooding risk is low, while current flood risk is elevated and expected to be medium by 2050. Heat stress is currently low but may become medium by 2050.
What amenities are nearby?
The PLUS supermarket is about 524 metres away, and there are several other supermarkets within 5 km. Primary schools like School met de Bijbel De Wegwijzer and WereldKidz Kockenest are within walking distance. The nearest GP, Huisartsenpraktijk Kockengen, is about 466 metres away. The nearest pharmacy is in Breukelen, about 3.9 km away.
What public transport options are available?
Bus stops at Kockengen, Dreef and Kockengen, Roerdomp are within about 500-600 metres, served by lines 523 and 524. The nearest train station is Breukelen, about 3.2 km away. This gives you access to regional bus services and the railway network, though specific destinations and frequencies are not stated.
What is the neighbourhood like?
Groenlust is a small neighbourhood with about 560 residents. Most homes are owner-occupied, and the average household size is 2.5. Residents of the municipality of Stichtse Vecht give their living environment an average score of 7.11, based on 14 reviews. One resident says: "Nice neighbourhood to live in, many amenities in the immediate vicinity, we enjoy living here, good social control."
Is the home suitable for a family?
The home has four bedrooms and two bathrooms, which could suit a family, but suitability depends on your specific needs. The living area is about 112 m², and there is a garden. The neighbourhood has a mix of households, with 42% of households having children, according to CBS data.
What is the asking price compared to the WOZ value?
The asking price of €559,000 is 18% above the WOZ value of €473,000. This is a precomputed comparison; it does not indicate whether the price is fair or not. The WOZ value is the municipal valuation for tax purposes, not the market value.
