Westkade 449
Huizermaat Noord, Huizen
NeighbourhoodA home by the water in Huizermaat Noord
This terraced house on Westkade 449 sits in Huizermaat Noord, a neighbourhood in Huizen where the streets are quiet and the water is close by. Built in 1982, the home has an energy label C. With an asking price of €525,000, the price is 1% below the WOZ value, which puts it in line with the market. For comparison, [terraced houses in Huizen] are listed at an average of €509,615.
The home itself
According to the agent, the home has 3 rooms, 2 bedrooms, and 1 bathroom spread over 2 floors. The living area is listed as 88 m² by the agent, while the BAG registration records 112 m². The plot measures 166 m². The garden faces northwest, and the property is fully owned. The agent mentions roof insulation, double glazing, and wall insulation, and the heating is via a central heating boiler. The home is situated on a quiet road, by navigable water, with an open and free view.
Huizermaat Noord
Huizermaat Noord is a neighbourhood with about 2,895 residents, and a mix of ages, with a quarter over 65. Residents of the municipality of Huizen give their living environment an average score of 6.59, based on seven reviews. One resident says: "It's a nice, pleasant neighbourhood with friendly people, a nice park nearby, supermarket also very close, and the schools too. It's a nice place to live." Another resident, who has lived there for 20 years, notes a decline. The neighbourhood has a park within walking distance, and the [municipality of Huizen] offers various amenities.
Amenities and transport
For daily errands, the Boni supermarket is just around the corner, and the Albert Heijn and PLUS are a ten-minute walk away. Primary schools like Openbare Basisschool Kamperfoelie and PCBS De Parel are a couple of streets away, and secondary school Huizermaat is about a ten-minute walk. The GP practice Gezondheidscentrum Bovenmaat is a couple of streets away, and the pharmacy Service Apotheek Huizermaat is just around the corner. Bus line 100 stops at Huizen, Mark, a five-minute walk away, and the nearest train station is Naarden-Bussum, about 7.8 km away.
WOZ and address data
The WOZ value for 2025 is €532,000, based on the reference date 1 January 2025. The asking price is 1% below this value. Between 2020 and 2025, the WOZ value rose by 31%, from €407,000 to €532,000. As for address risks, the noise from road traffic is 39 dB Lden and from air traffic 41 dB Lden, both below the norm. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. Pluvial flooding and flood risk are both low. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via two channels, both through VOORMA EN WALCH MAKELAARS IN HET GOOI HUIZEN.
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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 Westkade 449, Huizen
How does the asking price compare to the WOZ value?
The asking price of €525,000 is 1% below the WOZ value of €532,000, which was determined on 1 January 2025. This means the asking price is slightly lower than the municipal valuation. The WOZ value is not the same as the market value, but it gives an indication of how the price relates to the official valuation.
What is the layout of this terraced house?
According to the agent, the home has 3 rooms, 2 bedrooms, and 1 bathroom, spread over 2 floors. The living area is listed as 88 m² by the agent, while the BAG registration records 112 m². The plot measures 166 m². The garden faces northwest, and the property is fully owned.
What is the energy label and what does it mean for costs?
The energy label is C. This label indicates the energy efficiency of the home, and with label C, you can expect moderate energy costs. The agent mentions that the home has roof insulation, double glazing, and wall insulation, which can help with energy consumption. However, the label itself does not guarantee specific costs.
What are the risks related to foundation and flooding?
The foundation risk indication for this address is low, but the soil is clay, which is sensitive to settling. The risk of pluvial flooding and flood risk are both low. These are area-level indications based on public data, not an inspection of this specific home. The noise from road traffic is 39 dB Lden and from air traffic 41 dB Lden, both below the norm.
What amenities are nearby?
The Boni supermarket is about 750 metres away, and the Albert Heijn and PLUS are around 1.2 to 1.3 km. Primary schools like Openbare Basisschool Kamperfoelie and PCBS De Parel are within 700-800 metres. The GP practice Gezondheidscentrum Bovenmaat is about 640 metres, and the pharmacy Service Apotheek Huizermaat is about 810 metres. Bus line 100 stops at Huizen, Mark, about 460 metres away.
How is the neighbourhood Huizermaat Noord?
Huizermaat Noord has about 2,895 residents, with a mix of ages. Residents of the municipality of Huizen give their living environment an average score of 6.59, based on seven reviews. One resident says it's a nice, pleasant neighbourhood with friendly people, a nice park nearby, and supermarkets and schools close by. Another resident notes a decline over the past 20 years.
What is the average price per m² in this neighbourhood?
The average price per m² for homes in Huizermaat Noord is €4,253, based on current listings. This home is listed at €5,966 per m², based on the agent's living area of 88 m². This is higher than the neighbourhood average, but the price per m² can vary depending on the specific property.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value of this home increased by 31%, from €407,000 to €532,000. This shows a significant rise in the municipal valuation over the period. The WOZ value for 2025 is €532,000, based on the reference date 1 January 2025.
Is there public transport nearby?
Yes, bus line 100 stops at Huizen, Mark, about 460 metres away, and also at Huizen, Amstel and Huizen, Delta, both around 600 metres. The nearest train station is Naarden-Bussum, about 7.8 km away. This provides options for both local and regional travel.
What is the asking price and how does it relate to the market?
The asking price is €525,000. In Huizermaat Noord, the average asking price for homes is €509,615, and the median is €495,000. The asking price for this home is slightly above the average, but it is 1% below the WOZ value, which suggests it is in line with the market.
Experiences from Huizermaat Noord
How residents experience their neighbourhood
Loitering youths cause nuisance and it goes on very late, and I really don't feel safe in my neighbourhood.
Auto-translated to English by AIStatistics for Huizermaat Noord
Figures on residents, liveability and the housing market
| Sale price | €509,615 | €495,000 |
|---|---|---|
| Sale per m² | €4,253 | – |
| Rent price | €1,650 p/m | €1,650 p/m |
| Rent per m² | €15 p/m | – |
Experiences from Huizermaat Noord
How residents experience their district
Loitering youths cause nuisance and it goes on very late, and I really don't feel safe in my neighbourhood.
Auto-translated to English by AIStatistics for Huizermaat Noord
Figures on residents, liveability and the housing market
| Sale price | €509,615 | €495,000 |
|---|---|---|
| Sale per m² | €4,253 | – |
| Rent price | €1,650 p/m | €1,650 p/m |
| Rent per m² | €15 p/m | – |
Experiences from Huizen
How residents experience their municipality
Cozy atmosphere
Auto-translated to English by AIHave lived here for 20 years and have seen the neighbourhood go downhill like crazy
Auto-translated to English by AIIt's a nice, pleasant neighbourhood with friendly people, a nice park nearby, supermarket also very close, and the schools too. It's a nice place to live.
Auto-translated to English by AILoitering youths cause nuisance and it goes on very late, and I really don't feel safe in my neighbourhood.
Auto-translated to English by AIThe neighbourhood is often dirty. There's a lot of rubbish and the drains are regularly blocked. People drive extremely fast through the neighbourhood. I don't dare let my children play freely. Many work vans and trucks drive through our street to make the route to Havenstraat easier. Because the industrial estate borders our residential area, there is almost never any parking space for us residents. The garage that is there parks its cars in our neighbourhood because it can no longer accommodate them itself. There is also a gym where all members park in the neighbourhood. As a result, we often have to walk far to get to our homes. The neighbourhood is not child-friendly due to the heavy traffic and there is little to do. There is a playground but they cannot go there safely. It would be ideal if there were one-way traffic. And more rubbish bins.
Auto-translated to English by AIMy experience with the neighbourhood is that not much exciting happens, sometimes a small incident but nothing that gets completely out of hand.
Auto-translated to English by AII think it's a nice neighbourhood. The flat I find less attractive. Lots of nature. Beautiful houses. Friendly people.
Auto-translated to English by AIStatistics for Huizen
Figures on residents, liveability and the housing market
| Sale price | €672,967 | €646,610 |
|---|---|---|
| Sale per m² | €5,516 | – |
| Rent price | €1,831 p/m | €1,800 p/m |
| Rent per m² | €21 p/m | – |
Location and amenities
Westkade 449, Huizen
Risks and environmental factors
Noise, foundation and climate around this address
Noise levels
Foundation risk
Rainwater flooding
Flooding
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