Emmastraat 3
2282 AM Rijswijk · Oud-Rijswijk, Rijswijk
- Mid-terrace house
- Built in 1910
- 160 m² living area
- 206 m² plot
- E energy label
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In brief
Emmastraat 3 in Rijswijk: mid-terrace house built in 1910 with 160 m² of living area and energy label E, in the Oud-Rijswijk neighbourhood (municipality of Rijswijk). The indicative market value is € 582.000 to € 719.000. Living environment: noise 57 dB (busy), air quality above WHO guidelines, 46% green space within 500 m, no applicable flood scenario. Air traffic: around 18 aircraft per day flying below 3,000 m within 2 km. Neighbourhood liveability: excellent.
Everything on this page comes from public registers and maps and is free to access. Gathering it yourself takes hours per home; here, it is all brought together in a second. Each section explains what the figures mean for living here.
Location
Estimated value range
Market
- +3,8% sale prices Zuid-Holland over one year (CBS price index, Sep 2026)
- € 422.771 average sale price in the municipality of Rijswijk in 2025 (CBS/Kadaster)
- € 358.000 average WOZ value for neighbourhood Oud-Rijswijk (CBS 2024)
How the estimate is calculated
| Source | Starting value | Adjusted to current prices | Weight |
|---|---|---|---|
| This home's WOZ value for 2025 valuation date: 1 January 2024 |
€ 487.000 | € 579.226 +18,9% since 2024 K1 |
40% |
| 40 comparable homes within 450 m median WOZ value per m², indexed |
€ 4.465/m² | € 714.400 | 33% |
| 9 asking prices for comparable homes median asking price per m², indexed |
€ 4.226/m² | € 676.160 | 20% |
| Average for neighbourhood Oud-Rijswijk CBS WOZ 2024 (€ 358.000) / avg. 103 m² |
€ 3.476/m² | € 680.824 +22,4% since 2023 K1 |
7% |
This home's WOZ value over time
- 2015 € 172.000
- 2016 € 175.000
- 2017 € 360.000
- 2018 € 404.000
- 2019 € 402.000
- 2020 € 474.000
- 2021 € 521.000
- 2022 € 556.000
- 2023 € 605.000
- 2024 € 468.000
- 2025 € 487.000
WOZ value for each tax year, as assessed by the municipality, with a valuation date of 1 January of the previous year.
Similar homes nearby (48 found)
- Emmastraat 17 € 4.464/m² WOZ value, index-adjusted
- Willemstraat 3 € 3.624/m² WOZ value, index-adjusted
- Lindelaan 13 € 4.787/m² WOZ value, index-adjusted
- Emmastraat 13 € 4.465/m² WOZ value, index-adjusted
- Emmastraat 29 € 4.548/m² WOZ value, index-adjusted
- Emmastraat 24 € 5.211/m² WOZ value, index-adjusted
Method: each source value is adjusted from its valuation date to current prices using the CBS price index for existing owner-occupied homes (by province, or by city for Amsterdam, Rotterdam, Den Haag and Utrecht; the national monthly index is used for the most recent months). The midpoint is the weighted average; the range reflects the variation between sources (at least 5%). The home's condition, position within the street, ground lease and individual features are not taken into account. This is not a valuation.
Features
- Home type
- Mid-terrace house
- Registered use
- Residential use
- Year built
- 1910
- Living area
- 160 m²
- Building area
- 102 m²
- Plot area
- 206 m²
- Energy label
- E (5 August 2016)
- Residential unit status
- In use
- Building status
- In use
- BAG address ID
- 0603200000017112
- BAG residential unit ID
- 0603010000014825
- BAG building ID
- 0603100000012001
Source and methodology
Basisregistratie Adressen en Gebouwen (Kadaster) and the energy label register. Plot area is the total area recorded in the land register; for flats, this covers the entire plot on which the building stands.
Plot, soil and planning designation
The ground here is stable.
- Plot area (BAG)
- 206 m²
- Foundation risk in Oud-Rijswijk
- 0,0% of homes at risk of pile rot (very low) 2050 high-end scenario: 0,0%, differential settlement: 1,0% — Klimaateffectatlas (Deltares/KCAF)
- Land subsidence in Oud-Rijswijk
- −0,8 mm per year shallow subsidence: −0,2 mm; municipality of Rijswijk: −1,3 mm
- Kadaster, elevation, land use, soil
- loading…
Source and methodology
Plot: Kadaster (BRK, via PDOK; the plot boundary is shown on the map above). Elevation: Actueel Hoogtebestand Nederland. Planning designation: ruimtelijkeplannen.nl (zoning plans up to 1 January 2024; newer rules are in the municipality’s environment plan). Soil and foundations: Klimaateffectatlas (CC BY 4.0) and RVO/KCAF. Indicative information, not structural or legal advice.
Energy and heating
An energy-inefficient home: high energy bills, draughts and cold walls in winter, and often too warm in summer. Budget tens of thousands of euros for energy improvements, with ISDE subsidies available, and expect a lower WWS points score if letting it out. Banks often assume higher housing costs for these homes. A comparable home spends around € 1.003 more a year on energy than the average home in Oud-Rijswijk.
Energy label
E registered label (Energy Index)
- Surveyed on
- 5 August 2016
- Energy label A or better in Oud-Rijswijk
- 5% of homes
Assessed using the pre-2021 method; NTA 8800 has applied since 2021.
An energy label of E, F or G deducts 4 to 15 points from the home's WWS rent assessment; energy efficiency improvements (insulation, heat pump) are eligible for an ISDE subsidy.
Energy use and costs
€ 261 per month at average consumption
- Natural gas
- 1.440 m³ per year; the 890 neighbourhood
- Electricity
- 3.130 kWh per year; the 2.210 neighbourhood
- Annual costs
- € 3.136 gas € 2.000, electricity € 812, standing charges € 324
- Average home in Oud-Rijswijk
- € 2.133 per year
- Solar panels
- 41% of comparable homes; the 15% neighbourhood
Source and methodology
Average energy supplied to homes of this type, size and construction period (CBS 2025, temperature-adjusted), at average consumer rates for Sep 2026 (CBS: 1,39 per m³ and 0,26 per kWh including tax, with standing charges and the energy tax reduction). Actual consumption depends on the occupants and heating system.
Heating transition and subsidies
- Heating in Oud-Rijswijk
- 88% central heating boiler, 7% communal heating 2022
- Geothermal potential
- Unfavourable Slochteren Formation, WarmteAtlas
- Heat network
- no heat network or known plans in this neighbourhood
ISDE 2026 (€ 500 million): subsidies for insulation, (hybrid) heat pumps, solar water heaters, ventilation and connection to a heat network (fixed at € 3,775); heat pump subsidies range from around € 500 to over € 13,000 depending on type and capacity. Apply to RVO after installation. ISDE at RVO · Energiesubsidiewijzer (including municipal schemes)
Energy labels in Oud-Rijswijk
Source and methodology
Energy label and label distribution: EP-Online (RVO) via our database; consumption profiles: CBS 85140NED (CC BY 4.0); tariffs: CBS 85592NED; neighbourhood consumption: CBS Kerncijfers; heat networks, plans, pilot projects and heating mix: WarmteAtlas (RVO, neighbourhood level; plans assigned to neighbourhoods whose centre lies within the plan area); ISDE: RVO. Indicative information, not energy advice.
Monthly housing costs: buying or renting
Enter your own purchase price, rent and assumptions. All amounts can be adjusted; the result is indicative.
Rent: points assessment and yield
Unregulated rental sector: the rent can be freely agreed. For investors, the market rent and the yield shown below matter most; as a tenant, you cannot ask the Huurcommissie to review the rent level. The net yield is relatively high for a residential property investment.
Rental valuation points system (WWS)
approx. 212–269 points Unregulated rental sector
0143186260+
| Component | Points |
|---|---|
| Floor area 160 m² usable floor area: rooms 1 point/m², other spaces 0.75, circulation space 0 |
131–149 |
| Energy performance energy label E, single-family home |
-4 |
| WOZ value € 487.000: 1 point per € 16,954 and per € 268 per m² (WOZ value, valuation date 1-1-2024) |
40 |
| Heating 2 points per heated room, approx. 6 rooms |
10–14 |
| Kitchen and bathroom facilities assumed: kitchen worktop, toilet, washbasin, shower or bath |
11–24 |
| Outdoor space garden approx. 104 m² (plot minus building footprint) |
24–46 |
| Total | 212–269 |
€ 1.612 maximum monthly rent at 242 points (2026)
At 212–269 points: € 1.407 to € 1.798 per month.
from 187 points. Details of the kitchen, bathroom facilities, heating and outdoor space are not available for individual homes, so these are included as a range. Check them using the Huurcommissie’s Huurprijscheck. Huurprijscheck
Letting and rental yield
€ 4.480 estimated monthly market rent
- Local market rent
- € 4.480 median of 3 rental homes, € 28 per m²
- Rent regulation
- unregulated sector: no rent cap, but annual rent increase rules apply
- Gross yield at € 650.000
- 8,3%
- Net yield (indicative)
- 6,4% € 41.797 per year after costs, before financing and tax
Costs included in the net yield
- Maintenance (1% of the value)
- € 6.500 per year
- Vacancy (1 month per year)
- € 4.480 per year
- Buildings insurance
- € 300 per year
- Owner's property tax
- € 416 per year
- Sewerage charge (owner's share)
- € 117 per year
- Water system levy on buildings
- € 150 per year
Affordable Rent Act (in force since 1 July 2024): rents are regulated for homes with up to 186 points, and the maximum rent also applies to new tenancy agreements; the landlord must provide the points assessment. Yield: based on rent excluding service charges, the estimated value range and assumed costs; not financial advice.
Source and methodology
Residential Rents Decree, Annex I (2026 points system: energy label rules in force since 1 July 2024, 1 WOZ point per € 16.954 and per € 268 per m², WOZ contribution capped at 33% for homes with 187 points or more) and Residential Rents Implementing Regulations, Annex I (2026 maximum rent limits). Area and type: BAG; energy label: EP-online; WOZ: our own database; listed monuments: RCE.
Neighbourhood, district and municipality
Oud-Rijswijk
- Homes
- 1.357
- Residents
- 2.690
- Average WOZ value
- € 358.000
- Owner-occupied homes
- 56%
- Average year built
- 1941
- Most common
- Flat (66%)
Wijk 02
- Homes
- 5.686
- Residents
- 10.440
- Average WOZ value
- € 316.000
- Owner-occupied homes
- 52%
- Average year built
- 1949
- Most common
- Flat (79%)
Rijswijk
- Homes
- 32.214
- Residents
- 60.717
- Average WOZ value
- € 354.000
- Owner-occupied homes
- 49%
- Average year built
- 1975
- Most common
- Flat (73%)
Homes in this neighbourhood on the map Rijswijk · Zuid-Holland
Amenities and transport links
You can walk to the shops for groceries. A primary school is within walking distance, which is convenient for families. A public transport stop is just around the corner. An urban setting: everything close by, with the hustle and bustle that comes with it.
- Large supermarket
- 300 m average distance in the neighbourhood
- GP practice
- 600 m average distance in the neighbourhood
- Primary school
- 500 m average distance in the neighbourhood
- Day nursery
- 300 m average distance in the neighbourhood
- Nearest primary school
- 330 m Prins Mauritsschool
- Nearest public transport stop
- 130 m Herenstraat · tram · 21 vertrekken per uur overdag
- Nearest charging point
- 80 m Emmastraat 10 - EQUANS SGZH 2.0
- Nearest childcare
- 180 m Up Kinderopvang
- Nearest transmitter mast
- 140 m Zendmast 3G, 4G, 5G · 3 antennes · 30,5 m hoog · veilige afstand 14,6 m
- Schools within 3 km
- 27
- Degree of urbanisation
- Very highly urbanised 5.441 addresses per km²
Source and methodology
Road distances, averaged across all residents in the neighbourhood (CBS). Distances to schools (DUO), public transport stops (OVapi/GTFS, weekday departures), transmitter masts (Antenneregister), charging points and childcare are measured as the crow flies from this address, using our own database.
Living environment: noise, water, air, light and green space
Noise
57 dB Busy
up to 45 dB: very quietabove 70 dB: extreme
- Road traffic
- 56 dB
- Rail traffic
- below 40 dB
- Air traffic
- below 40 dB
- Wind turbines
- none
- Road traffic, at night
- 46 dB
- Rail traffic, at night
- 23 dB
In the neighbourhood of Oud-Rijswijk, 16% of homes have higher noise levels than this address; the average there is 54 dB.
Busy: above the WHO guideline for road traffic noise (53 dB). Traffic is a constant part of the soundscape in the home and garden; good glazing and acoustic ventilation grilles make a difference in bedrooms. The main source is road traffic (56 dB).
Source and methodology
Lden: annual average noise exposure across the day, evening and night (RIVM noise maps 2020, air traffic 2022, wind turbines 2024, 10 m grid). A rough guide, not a measurement at the façade. The WHO recommends a maximum of 53 dB for road traffic and 45 dB for air traffic.
Flooding
None None
The maximum water depth map shows no flood scenario for this location.
- Homes in Oud-Rijswijk that could flood
- 6%
- Of which, with water deeper than 0.5 m
- 0%
- Maximum depth in the neighbourhood
- 0,33 m
No flooding scenario has been calculated for this location: it is expected to remain dry if a dyke breaches or water levels rise. Flood insurance is not essential here.
Source and methodology
LIWO (Rijkswaterstaat), maximum flood depth map, 25 m grid; flood probability: Klimaateffectatlas. The depth does not indicate how likely flooding is; dykes and flood barriers are designed to account for that probability.
Air quality
- NO₂ 18,5 µg/m³ above WHO guidelines
- PM2,5 8,7 µg/m³ above WHO guidelines
- PM10 15,9 µg/m³ above WHO guidelines
Polluted air: above the European limits for 2030, usually due to a nearby busy road, industry or intensive livestock farming. This matters for people with respiratory problems and for young children; ventilating on the quieter side of the home helps.
Average in Oud-Rijswijk: NO₂ 18,6, PM2.5 8,8 µg/m³.
Source and methodology
Annual average concentrations at 25 m resolution (RIVM, latest map). Marker on the bar: WHO guideline value (NO₂ 10, PM2.5 5, PM10 15 µg/m³); the colour shows the comparison with the WHO guideline and the EU limit for 2030.
Light at night
Bright
darkvery bright
Average in Oud-Rijswijk: bright.
Bright: plenty of artificial light from roads, businesses or greenhouses. High levels of light at night are associated with poorer sleep; pay attention to where the bedrooms face.
Source and methodology
Upward artificial light measured by satellites (RIVM light emission map 2023, 375 m grid), classified relative to all homes in the Netherlands: dark means the darkest 20%, very bright the brightest 10%.
Green space nearby
46% green space within 500 m
Average in Oud-Rijswijk: 45%.
Average greenery for a Dutch residential neighbourhood: a mix of gardens, planted areas and paving. A park or green space within a few minutes’ walk makes a difference on warm days.
Source and methodology
Proportion of green space (grass, shrubs and trees) in the 500 m grid cell around this address (RIVM green space map 2022). Half of homes in the Netherlands have more than 52% green space within 500 m; one in ten has less than 32%.
Nuclear safety zone: Kerncentrale Borssele, 82 km away (zone extending to 100 km: preventive iodine tablets for under-18s and pregnant women); Kerncentrale Doel (B), 82 km away (zone extending to 100 km: preventive iodine tablets for under-18s and pregnant women). Emergency response zones under the National Radiation Incident Crisis Plan.
Air traffic above this address
Occasional aircraft: audible a few times a day, but not a disturbance for most residents. Aircraft have been detected below 600 m: this suggests an approach or departure route, with outdoor noise peaks of 70 dB or more.
Recorded over the past 7 days
18 aircraft movements per day within 2 km, below 3,000 m
- Of which below 1,000 m
- 4 per day; these are the aircraft you can clearly hear
- Lowest-flying aircraft
- 244 m median 640 m
- At night (23:00–07:00)
- 0% of movements
- Busiest hour
- 08.00–09.00
- Most frequently seen
- KLM, Aircraft registered in the Netherlands, ZXP aircraft types: B738, E550, E190
We have been recording since 26 October. Figures are adjusted to a full day and become more accurate as more days of data are collected.
In the air now
Loading aircraft within 15 km…
Airports and noise map
- Rotterdam The Hague Airport
- 12,9 km luchthaven, ZO
- Schiphol
- 40,8 km luchthaven, NO
- Vliegveld Hilversum
- 57,3 km vliegveld, O
- RIVM air traffic noise map
- outside the contours (below 40 dB)
As a rule of thumb, a passenger aircraft at an altitude of 1,000 m produces an outdoor peak of around 60–65 dB (a loud conversation), rising to 75–80 dB at 300 m. Above 3,000 m, it blends into the background noise.
Source and methodology
ADS-B position reports broadcast by aircraft via the open networks adsb.lol and adsb.fi. Every 5 minutes, Huisleon takes a snapshot of all aircraft below 3,000 m over the Netherlands and uses their measured speeds to estimate the number of flights passing within 2 km. Military aircraft and some small aircraft do not broadcast their positions and are not included. Noise contours: RIVM Atlas Leefomgeving, air traffic 2022. These are indicative figures, not noise measurements at the façade.
Climate and safety
Even on hot days, heat stress around the home remains moderate; the surrounding area cools down reasonably well in the evening.
Heat
35–37 °C severe heat stress
Feels-like temperature on a hot summer day (2022), 1 m from the home.
- Urban heat island effect
- 1,4–1,6 °C warmer than the surrounding countryside
- Warm nights (20 °C or above)
- 8–14 nights per year
- Distance to a cool spot
- 200–300 m
- Average in Oud-Rijswijk
- 44 °C feels-like temperature
Water
- Rainwater during a downpour (70 mm/hour)
- no surface water flow path directly alongside the home
- Groundwater flooding in 2050
- Very large increase
- A floor above floodwater in Oud-Rijswijk
- 99% of homes in the most severe flood scenario
External safety risks
- High-voltage power line
- none within 2 km
- Wind turbine
- 3,7 km Windturbine 3,3 MW, ashoogte 97 m · rotor 112 m · approx. 20 dB here
- Wind turbine noise at this address
- approx. 20 dB inaudible; estimated from the power output and distance of the nearest turbine, outside the coverage of the RIVM map
- Hazardous activities within 1 km
- Tanken brandstoffen
In Oud-Rijswijk, 0% of homes are within the magnetic field zone of a high-voltage power line and 0% are within 1 km of a wind turbine.
Source and methodology
Heat, water and groundwater: Klimaateffectatlas 2026 (CC BY 4.0; feels-like temperature and urban heat island effect, 2022; likelihood of flooding and water depth from national flood scenarios; likelihood of groundwater flooding in 2050 under the high scenario; surface water flow paths during 70 mm of rainfall in one hour). High-voltage power lines: RIVM Netkaart with calculated distances (magnetic field zone); wind turbines: RIVM; hazardous activities: Register Externe Veiligheidsrisico's via RIVM Atlas Leefomgeving (activities with a designated hazard zone within 1 km). Map-based indications, not measurements.
Safety and liveability
Liveability in Oud-Rijswijk (neighbourhood)
Excellent Leefbaarometer 2024, category 9 of 9
- Physical environment: adequate
- Homes: adequate
- Amenities: excellent
- Social cohesion: weak
- Nuisance and safety concerns: adequate
Leefbaarometer 3.0 (BZK): an estimated liveability rating across nine categories, with five dimensions measured against the national average. More about this neighbourhood
Crimes in Oud-Rijswijk (neighbourhood)
64 per 1,000 residents per year -9% compared with the previous year
- Recorded Sep 2025 – Aug 2026
- 171
- District Wijk 02
- 53 per 1,000
- Municipality Rijswijk
- 59 per 1,000
- Nederland
- 45 per 1,000
- Home burglaries per 1,000 homes
- 5,2 7 burglaries
Most common
- Fietsdiefstal
- 24
- Diefstal uit auto
- 17
- Vernieling
- 12
- Winkeldiefstal
- 9
More crimes than average: typical of central areas, neighbourhoods around stations and nightlife areas, where large numbers of visitors push up figures per resident. Check the breakdown: shoplifting and bicycle theft have different implications from burglary and violence.
Source and methodology
Politie, recorded crimes by neighbourhood (CBS/Politie open data, monthly figures). Small neighbourhoods have low counts; read the figures alongside the number of residents and homes. Not all crimes are reported.
Planning to bid on Emmastraat 3? Know what the home is really worth.
The free page gives you the facts. The report answers the question that matters: what should I bid? Three scenarios in euros, backed by actual purchase prices of comparable homes from Kadaster, the modelled value, figures on bids above the asking price in the municipality, and the home's condition as shown in the photos. Plus the questions to ask the estate agent before you sign.
Worked example: a bid that is 2% too high on a € 450,000 home costs you € 9,000. The report costs € 19.
-
Bidding strategy with three scenarios
A cautious bid, a market-aligned bid and a bid with a strong chance of success, all in euros, based on the modelled value, comparable sales and how much buyers pay above the asking price in this municipality. -
Comparable sales from Kadaster
Actual purchase prices of nearby homes of a similar type, size and construction period, shown on a map and in a table, adjusted to today's prices. -
Modelled value and previous sales
The automated valuation with its estimated value range, this home's sales history and changes in its WOZ value over the years. -
Municipal property market figures
Time to sell, percentage paid above the asking price, price per m² and the market tightness indicator for this home type (NVM), so you know how much competition to expect. -
Questions for the estate agent
A tailored list of questions for the viewing, based on the year built, energy label, local risks, listing and photo analysis. -
Condition of the home based on photos
An image analysis model assesses the listing photos: overall condition, kitchen and bathroom, visible defects and an indicative refurbishment budget. -
Monthly housing costs for each bid
The monthly cost of each scenario: mortgage, purchase costs, municipal charges, energy and maintenance, compared with renting as an alternative. -
Everything on the free page included
A summary covering the home, neighbourhood, energy, living environment, climate, safety and air traffic, all in one PDF.
Comparing several homes? 5 reports for € 39 per month, with extra reports at € 6 each. Not a valuation or a guarantee, but the figures to help you justify your bid.
Frequently asked questions about Emmastraat 3
What type of home is Emmastraat 3?
The home at Emmastraat 3 in Rijswijk is classified as: tussenwoning, built in 1910, 160 m² living area, 206 m² plot. The address is in the Oud-Rijswijk neighbourhood, in the municipality of Rijswijk.
What energy label does Emmastraat 3 have?
The registered energy label is E (registered 5 August 2016). Average gas and electricity costs for a comparable home are € 261 per month.
Roughly how much is Emmastraat 3 worth?
The indicative market value is between € 582.000 and € 719.000 (midpoint € 650.000, at Sep 2026 prices), calculated from WOZ values, asking prices and sales of comparable homes in the neighbourhood. This is an indication, not a valuation.
What is the rent for a home like Emmastraat 3?
The median rent for comparable homes in the area is € 4.480 per month (€ 28 per m², based on 3 homes). The points assessment on this page determines whether the rent is regulated.
How quiet is it at Emmastraat 3?
The annual average noise level at the façade is 57 dB Lden (busy). The main source is road traffic. Around 18 aircraft pass within 2 km each day at altitudes below 3,000 m.
Could Emmastraat 3 flood?
The national maximum flood depth map shows no flooding scenario for this location.
How safe is the neighbourhood around Emmastraat 3?
In Oud-Rijswijk (neighbourhood), the police recorded 64 crimes per 1,000 residents per year, compared with 59 across the municipality and 45 nationally. Leefbaarometer rates liveability as excellent.
What amenities are near Emmastraat 3?
Average distances in the neighbourhood: large supermarket 300 m, GP 600 m, primary school 500 m, nursery 300 m (CBS). This page lists the nearest school, public transport stop, charging point and childcare facility, with their distances from this address.
Where does this data come from?
From public government sources: BAG and Kadaster (property details, plot), EP-Online (energy label), CBS (neighbourhood statistics, price index, energy use), RIVM (noise, air, light, greenery), Klimaateffectatlas and LIWO (heat, water), police open data and Leefbaarometer (safety), and ADS-B networks (air traffic). All calculations are indicative, not a valuation or advice.