Westdijk 33

The asking price is €239,500. The WOZ value is €190,000 as of 1 January 2025, and the asking price is 26% above that. This means the asking price is significantly higher than the municipal valuation, which is often used as a reference for market value. However, the actual market value can differ from the WOZ value, and the final sale price depends on the buyer's interest and negotiations.

The energy label is F, which is the least efficient label on the scale. This means the home is likely to have higher energy costs for heating and electricity compared to more efficient homes. The label is based on the building's insulation, heating system, and other factors. Since the label is low, you should budget for higher monthly energy bills, but the exact amount depends on usage and energy prices.

The WOZ value is €190,000, determined on 1 January 2025. This is the official municipal valuation used for property taxes and other purposes. It is not the same as the market value, which can be higher or lower. The asking price is 26% above the WOZ value, indicating that the seller expects a premium over the municipal valuation.

The noise level from road traffic is 57 dB Lden, which is above the Dutch noise norm of 50 dB Lden. This means that traffic noise may be noticeable, especially during the day. The measurement is from 2022 and is an area-level indication, not a measurement at the property itself. If you are sensitive to noise, you may want to consider this factor.

The foundation risk indication is elevated. This is based on area-level data, including the fact that the home was built in 1840 on clay soil, which may have wooden piles or a shallow foundation. Additionally, 83% of properties in this postcode area were built before 1970, and 12% of properties in the neighbourhood have an elevated risk of pile rot. This is not an inspection of this specific home, but a general indication.

The current flood risk is low, and it is expected to remain low in 2050. However, the risk of pluvial flooding (from heavy rain) is elevated. This means that during intense rainfall, there is a higher chance of water accumulation on the street or around the property. These are area-level indications and do not guarantee that the property will or will not flood.

There are several supermarkets within a short distance. The nearest is an Albert Heijn at 311 metres, which is just around the corner. Another Albert Heijn is at 590 metres, and a PLUS is at 964 metres. For more variety, a Jumbo is at 1.5 km and a Lidl at 1.8 km. This means you have multiple options for grocery shopping within a short walk or drive.

There are several schools within walking distance. Openbare Basisschool J.C. van Gent is at 405 metres, and the Bosseschool is at 810 metres. For secondary education, RGO College (vwo, havo, mavo) is at 880 metres. There are also special education options nearby. This makes the area suitable for families with school-age children, though the home itself may be compact.

The nearest bus stop is Sommelsdijk, Noord, just 28 metres away, with bus lines 436 and N36. Another stop, Sommelsdijk, Joost v/d Vondellaan, is at 495 metres with line 738. The Middelharnis, Centrum stop is at 698 metres with lines 436, 738, and N36. The nearest train station is 39 km away, so public transport is primarily by bus.

Sommelsdijk centrum is a small neighbourhood with about 1,140 residents. Residents of the district give it an average score of 8.48 out of 10, based on five reviews. They describe it as quiet and safe, though some mention that garden upkeep varies and parking can be problematic. The population is diverse in age, with a mix of families, couples, and seniors.