Wagenhoeve 53
3992 PB Houten · Hoeven, Houten
- Mid-terrace house
- Built in 1979
- 139 m² living area
- 190 m² plot
- C energy label
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In brief
Wagenhoeve 53 in Houten: mid-terrace house built in 1979 with a living area of 139 m² and an energy label of C, in the Hoeven neighbourhood (municipality of Houten). The indicative market value is € 611.000 to € 676.000. Living environment: noise 52 dB (moderate), air quality above WHO guidelines, 65% green space within 500 m, water up to 1,0 m deep in the event of flooding. Air traffic: around 11 aircraft per day flying below 3,000 m within 2 km. Neighbourhood liveability: good.
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
- +2,3% sale prices Utrecht over one year (CBS price index, Sep 2026)
- € 583.825 average sale price in the municipality of Houten in 2025 (CBS/Kadaster)
- € 404.000 average WOZ value for neighbourhood Hoeven (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 |
€ 533.000 | € 639.277 +19,9% since 2024 K1 |
44% |
| 40 comparable homes within 320 m median WOZ value per m², indexed |
€ 4.513/m² | € 627.307 | 37% |
| 3 asking prices for comparable homes median asking price per m², indexed |
€ 4.562/m² | € 634.118 | 11% |
| Average for Hoeven (neighbourhood) CBS WOZ 2024 (€ 404.000) / avg. 93 m² |
€ 4.344/m² | € 766.043 +26,9% since 2023 K1 |
7% |
This home's WOZ value over time
- 2015 € 216.000
- 2016 € 224.000
- 2017 € 247.000
- 2018 € 268.000
- 2019 € 300.000
- 2020 € 325.000
- 2021 € 354.000
- 2022 € 408.000
- 2023 € 514.000
- 2024 € 513.000
- 2025 € 533.000
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 (43 found)
- Wagenhoeve 47 € 4.513/m² WOZ value, index-adjusted
- Wagenhoeve 51 € 4.667/m² WOZ value, index-adjusted
- Wagenhoeve 37 € 4.070/m² WOZ value, index-adjusted
- Wagenhoeve 49 € 4.533/m² WOZ value, index-adjusted
- Wagenhoeve 36 € 4.287/m² WOZ value, index-adjusted
- Kalverhoeve 28 € 3.922/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, location along the street, ground lease and individual features are not taken into account. This is not a valuation.
Rent or buy?
Renting a comparable home
Too few comparable rental homes in the area to estimate the rent.
Buying this home
€ 3.050 per month
Repayment (annuity) mortgage of € 644.000 (mid-point value) at 3,9% interest over 30 years, fully financed: € 2.110 interest and € 940 repayment in the first month. Excludes maintenance, taxes and mortgage interest tax relief.
Which is the smarter choice?
A comparison requires both an estimated rent and an estimated value range.
Use your own deposit, interest rate and rent in the Monthly housing costs section.
Features
- Home type
- Mid-terrace house
- Registered use
- Residential use
- Year built
- 1979
- Living area
- 139 m²
- Building area
- 101 m²
- Plot area
- 190 m²
- Energy label
- C (31 December 2020)
- Residential unit status
- In use
- Building status
- In use
- BAG address ID
- 0321200000005240
- BAG residential unit ID
- 0321010000005240
- BAG building ID
- 0321100000005885
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
Foundation problems are uncommon in this neighbourhood. The ground here is stable.
- Plot area (BAG)
- 190 m²
- Foundation risk in Hoeven
- 0,0% of homes at risk of pile rot (very low) 2050 high-end scenario: 0,0%, differential settlement: 0,1%; municipality of Houten: 0,3% — Klimaateffectatlas (Deltares/KCAF)
- Land subsidence in Hoeven
- −0,8 mm per year shallow subsidence: −0,1 mm; municipality of Houten: −1,0 mm
- Kadaster, elevation, zoning, 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.
Sun and shade
How are the home’s external walls, garden and roof positioned in relation to the sun, and how much shade do surrounding buildings cast? Calculated using the sun’s position and building heights from 3D BAG.
- Walls, garden, roof and daylight
- calculating…
Building data could not be loaded.
this home shadows cast by buildings plot direction of the sun
Buildings and heights: 3D BAG (TU Delft, CC BY 4.0; roof height = 70th percentile above ground level at this home, derived from AHN). Plot: Kadaster (BRK). Sun position: NOAA algorithm, local time. Aerial photo: PDOK, Beeldmateriaal Nederland (CC BY 4.0). Indicative only: trees, fences, dormers and terrain are not taken into account.
Energy and heating
Average for the Netherlands: reasonably well insulated, but with room for improvement (roof, floor, glazing). Insulation usually pays for itself within a few years and increases the home's value. Annual energy costs for a comparable home are around € 346 more than for the average home in Hoeven.
Energy label
C registered label (Energy Index)
- Surveyed on
- 31 December 2020
- Energy label A or better in Hoeven
- 17% of homes
Assessed using the pre-2021 method; NTA 8800 has applied since 2021.
Energy use and costs
€ 181 per month based on average consumption
- Natural gas
- 850 m³ per year; the 670 neighbourhood
- Electricity
- 2.550 kWh per year; the 2.180 neighbourhood
- Annual costs
- € 2.166 gas € 1.180, electricity € 662, standing charges € 324
- Average home in Hoeven
- € 1.820 per year
- Solar panels
- 51% of comparable homes; the 34% neighbourhood
Source and methodology
Average energy supplied to homes of this type and size, built in the same period (CBS 2025, temperature-adjusted), at average consumer rates for Sep 2026 (CBS: 1,39 per m³ and 0,26 per kWh including tax, standing charges and the energy tax reduction). Actual consumption depends on the occupants and the systems installed.
Heating transition and subsidies
- Heating in Hoeven
- 87% central heating boiler, 3% communal heating, 9% electric 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 Hoeven
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.
What does it cost to buy this home?
The one-off costs on top of the purchase price: tax, notary, valuation, advice and survey. Since 2018 you can borrow no more than the value of the home, so you pay these costs from your own funds.
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Neighbourhood, district and municipality
Hoeven
- Homes
- 1.004
- Residents
- 1.735
- Average WOZ value
- € 404.000
- Owner-occupied homes
- 57%
- Average year built
- 1988
- Most common
- Flat (48%)
Houten Noord-West
- Homes
- 6.140
- Residents
- 13.780
- Average WOZ value
- € 500.000
- Owner-occupied homes
- 70%
- Average year built
- 1985
- Most common
- Mid-terrace house (49%)
Houten
- Homes
- 21.822
- Residents
- 50.945
- Average WOZ value
- € 500.000
- Owner-occupied homes
- 67%
- Average year built
- 1992
- Most common
- Mid-terrace house (45%)
View homes in this neighbourhood on the map Houten · Utrecht
Who lives in the neighbourhood?
In Hoeven, 16% of residents have a non-European background (Netherlands: 19%). 40% of people aged 15 to 75 have a higher professional or university education.
| NeighbourhoodHoeven | DistrictHouten Noord-West | MunicipalityHouten | Nederland | |
|---|---|---|---|---|
| Non-European background | 16% | 12% | 14% | 19% |
| European background (excl. the Netherlands) | 5% | 5% | 6% | 9% |
| Born outside the Netherlands | 11% | 9% | 10% | 16% |
| Higher professional or university education Aged 15 to 75 | 40% | 45% | 43% | 33% |
| Primary, pre-vocational or entry-level vocational education Aged 15 to 75 | 19% | 19% | 21% | 26% |
| Standardised income avg. per household, per year | – | € 48.400 | € 47.500 | € 42.080 |
| Households in the top 20% national income distribution | 18% | 31% | 33% | 20% |
| Households in the bottom 40% national income distribution | 40% | 27% | 27% | 39% |
| People in poverty | 2% | 1% | 2% | 3% |
| Social assistance benefits per 1,000 residents | 23 | 11 | 11 | 22 |
| Incapacity benefits per 1,000 residents | 52 | 35 | 38 | 44 |
| Unemployment benefits (WW) per 1,000 residents | 12 | 7 | 7 | 9 |
| Employment rate | 69% | 70% | 75% | 72% |
| Employees on permanent contracts | 60% | 60% | 60% | 56% |
| Households with children | 26% | 35% | 40% | 32% |
| Single-person households | 46% | 29% | 29% | 40% |
| Over-65s | 25% | 27% | 20% | 21% |
Source: CBS Kerncijfers wijken en buurten 2024. Background according to the CBS classification (country of birth of the person or their parents); education level of people aged 15 to 75; benefits per 1,000 residents; CBS does not publish small numbers.
Amenities and transport links
The supermarket is within cycling distance. The primary school is more than a kilometre and a half away, so expect to do the school run. 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
- 1,0 km average distance in the neighbourhood
- GP practice
- 2,7 km average distance in the neighbourhood
- Primary school
- 1,8 km average distance in the neighbourhood
- Day nursery
- 2,1 km average distance in the neighbourhood
- Nearest primary school
- 560 m Openbare Basisschool De Bijenkorf
- Nearest public transport stop
- 370 m Houten, De Gaarden · bus · 1,1 vertrekken per uur overdag
- Nearest charging point
- 30 m 45 Wagenhoeve - Ubitricity
- Nearest childcare provider
- 660 m Kiekeboe Kabouterkasteel
- Nearest transmitter mast
- 570 m Zendmast 2G, 4G, 5G · 3 antennes · 30,7 m hoog · veilige afstand 7,3 m
- Schools within 3 km
- 4
- Degree of urbanisation
- Highly urbanised 2.145 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 facilities are measured as the crow flies from this address, using our own database.
Living environment: noise, water, air, light and green space
Noise
52 dB Moderate
up to 45 dB: very quietabove 70 dB: extreme
- Road traffic
- 51 dB
- Rail traffic
- below 40 dB
- Air traffic
- none
- Wind turbines
- below 40 dB
- Road traffic, at night
- 41 dB
- Rail traffic, at night
- 31 dB
In the neighbourhood of Hoeven, 4% of homes have higher noise levels than at this address; the average there is 48 dB.
Moderate: audible traffic, as on a through road in a residential neighbourhood. Barely noticeable indoors with the windows closed; sitting outside is pleasant, but it is never completely quiet. The main source is road traffic (51 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
1,04 m Significant
If this area floods, the maximum water depth map shows that water here could reach a depth of 1,04 m.
- Homes in Hoeven that could flood
- 100%
- Of these: water depths over 0.5 m
- 100%
- Maximum depth in the neighbourhood
- 2,17 m
Significant: the ground floor may flood, damaging floors, the kitchen and building services. A dry upper floor to retreat to and an electrical distribution board raised above floor level are valuable here; ask about previous flooding. The likelihood of this happening is moderate (1 in 30 to 1 in 300 per year): the depth indicates what would happen in a flood, while the likelihood indicates how often.
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 13,3 µg/m³ above WHO guidelines
- PM2,5 9,1 µg/m³ above WHO guidelines
- PM10 15,4 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 Hoeven: NO₂ 13,0, PM2.5 9,0 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
Lit
darkvery bright
Average in Hoeven: lit.
Lit: typical of a town or village centre. Street-facing bedrooms benefit from blackout curtains.
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 in the neighbourhood
65% green space within 500 m
Average in Hoeven: 57%.
Plenty of greenery: trees, grass and shrubs dominate the surroundings. Greenery cools the neighbourhood on hot days, reduces noise, traps particulate matter and encourages physical activity; research links it to lower stress levels.
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%.
Air traffic above this address
Occasional aircraft: audible a few times a day, but not disruptive 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
11 aircraft movements per day within 2 km, below 3,000 m
- Of which below 1,000 m
- 11 per day; these are the aircraft you can clearly hear
- Lowest-flying aircraft
- 122 m median 305 m
- At night (23:00–07:00)
- 0% of movements
- Busiest hour
- 12.00–13.00
- Most frequently seen
- Aircraft registered in the Netherlands, ZXP aircraft types: A139, SIRA, C172
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
- Vliegveld Hilversum
- 17,2 km vliegveld, N
- Schiphol
- 40,4 km luchthaven, NW
- Vliegbasis Deelen
- 48,8 km militaire vliegbasis, 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 a peak outdoor noise level 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
46–48 °C extreme heat stress
Feels-like temperature on a hot summer day (2022), 1 m from the home.
- Urban heat island effect
- 1,2–1,4 °C warmer than the surrounding countryside
- Warm nights (20 °C or above)
- 8–14 nights per year
- Distance to a cool spot
- 0–200 m
- Average in Hoeven
- 45 °C feels-like temperature
Water
Moderate likelihood of flooding
Likelihood of at least 20 cm of flooding due to a breached flood defence or high water levels: 1 in 30 to 1 in 300 per year. Maximum depth if flooding occurs: 1,04 m.
- Rainwater during a downpour (70 mm/hour)
- no surface water flow path directly alongside the home
- Groundwater flooding in 2050
- Considerable increase
- A floor above floodwater in Hoeven
- 96% of homes in the most severe flood scenario
- Homes in Hoeven with a medium or high likelihood
- 100%
Nearby hazards
- High-voltage power line
- 1,6 km 150 kV
- Wind turbine
- 2,3 km Windturbine 2,0 MW, ashoogte 105 m · rotor 90 m · approx. 25 dB here
- Wind turbine noise at this address
- 28 dB Lden according to the RIVM wind turbine noise map
- Hazardous activities within 1 km
- Buisleiding, vervoer gevaarlijke stoffen
In Hoeven, 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 Hoeven (neighbourhood)
Good Leefbaarometer 2024, category 7 of 9
- Physical environment: adequate
- Homes: adequate
- Amenities: adequate
- Social cohesion: adequate
- 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 Hoeven (neighbourhood)
24 per 1,000 residents per year +46% compared with the previous year
- Recorded Sep 2025 – Aug 2026
- 41
- District Houten Noord-West
- 20 per 1,000
- Municipality Houten
- 34 per 1,000
- Nederland
- 45 per 1,000
- Home burglaries per 1,000 homes
- 3,0 3 burglaries
Most common
- Diefstal uit auto
- 6
- Fietsdiefstal
- 5
- Vernieling
- 5
- Woninginbraak
- 3
Safer than average: fewer crimes per resident than the national average. Home burglary and bicycle theft remain the usual concerns.
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 Wagenhoeve 53? 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 bid in line with the market 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 and size, built around the same time, shown on a map and in a table and 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. -
Includes everything on the free page
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 Wagenhoeve 53
What type of home is Wagenhoeve 53?
The home at Wagenhoeve 53 in Houten is a tussenwoning, built in 1979, 139 m² living area, 190 m² plot. It is in the Hoeven neighbourhood, in the municipality of Houten.
What energy label does Wagenhoeve 53 have?
The registered energy label is C (registered 31 December 2020). Average gas and electricity costs for a comparable home are € 181 per month.
Roughly how much is Wagenhoeve 53 worth?
The indicative market value is between € 611.000 and € 676.000 (midpoint € 644.000, 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.
How quiet is it at Wagenhoeve 53?
The annual average noise level at the façade is 52 dB Lden (moderate). The main source is road traffic. Around 11 aircraft pass within 2 km each day at altitudes below 3,000 m.
Could Wagenhoeve 53 flood?
Yes, in theory: flooding could cause water to reach a depth of up to 1,04 m here (significant). The probability of at least 20 cm of water is moderate (1 in 30 to 1 in 300 per year).
How safe is the neighbourhood around Wagenhoeve 53?
In Hoeven (neighbourhood), the police recorded 24 crimes per 1,000 residents per year, compared with 34 across the municipality and 45 nationally. Leefbaarometer rates liveability as good.
What amenities are near Wagenhoeve 53?
Average distances in the neighbourhood: large supermarket 1,0 km, GP 2,7 km, primary school 1,8 km, nursery 2,1 km (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.