Waterfront living with river views on the Oude Rijn in Koudekerk aan den Rijn

This property is located at Hoogewaard 48 in the village of Koudekerk aan den Rijn, situated in the province of South Holland. The house is positioned directly along the Oude Rijn, offering unobstructed views of the water from various points within the home. The asking price is set at 650,000 euros, which is calculated at approximately 6,436 euros per square meter of living space.

Koudekerk aan den Rijn is a village that maintains a manageable scale while keeping the surrounding landscape easily accessible. The location along the Oude Rijn places it between Alphen aan den Rijn and Leiden, combining a quiet residential environment with good connectivity to the Randstad region. The village has its own distinct character, featuring a mix of historical ribbon development along the waterway and more contemporary residential streets. Daily amenities such as shops, primary schools, and sports clubs are available locally, while the broader range of facilities in Alphen aan den Rijn and Leiden can be reached within a short distance.

The surrounding area is characterized by the Groene Hart, featuring open polders, waterways, and expansive vistas. This landscape invites outdoor activities including cycling, walking, and boating, while remaining practical for daily commuters. The combination of tranquility and accessibility defines the appeal of Koudekerk aan den Rijn as a residential location.

The ground floor of the property is designed as one continuous living space where light and sight lines give the room its structure. A herringbone parquet floor brings warmth and rhythm to the interior, while the large glass doors at the rear draw the outdoor living experience inside. When these doors are opened, the room extends into the garden. The water, the sky, and the sound of passing boats are all present without being intrusive. A fireplace is integrated into the space in a subtle manner, serving as a natural focal point where the pace of the day can slow down. The seating area and dining area each find their own place without losing the sense of openness. Air conditioning is installed in the living room, ensuring a comfortable indoor climate during warmer periods without disrupting the calm atmosphere of the space.

The kitchen is located at the front of the house. It is compact and well considered, with classical lines and a restrained material palette. Cooking takes place with a view of the street, while the house opens up toward the water at the rear. This creates a pleasant balance between privacy and perspective.

On the upper floor, the atmosphere shifts. Under the roof structure, a more intimate ambiance emerges, though light continues to dominate through the rear elevation. Air conditioning is also present on this level, providing comfort throughout all seasons. The bedroom opens onto a loggia, which is a sheltered spot with views over the river. This covered balcony space allows for outdoor seating while remaining protected from direct weather exposure.

The bathroom is generously proportioned and consistent with the overall character of the house: clear, functional, and comfortable. A combination of a bathtub, walk in shower, and double vanity unit provides everyday luxury in a straightforward manner.

The outdoor space completes the property. The garden is situated directly on the water and is arranged with a calm naturalness. Gravel, greenery, and clean lines create a serene image, while the location continuously changes with the light and the seasons. An awning provides a sheltered seating area where indoor and outdoor living blend together. The architecture at the rear of the property gives the house its character, with the balcony under the roof forming a recognizable element that strengthens the relationship with the water. The front facade remains understated and fits effortlessly into the streetscape.

A notable feature of this property is the permission held by the current owner from the Province of South Holland for a landing stage measuring approximately seven by two meters, combined with approval for a permanent mooring for a pleasure craft, including two mooring posts. This gives living on the water a practical dimension beyond simply viewing it. An annual precario fee of 120 euros is payable to the Province of South Holland for this arrangement.

The property is classified as a terraced house and was originally built in 1890. A comprehensive renovation was carried out in 2000 and 2001 by contractor De Boer from Hazerswoude Dorp. The exterior paintwork was refreshed in 2023. The central heating boiler is a Rhemea model from 2016, with scheduled maintenance planned for 2026 by technical installation company T.I.P de Boer from Hazerswoude. The boiler is gas fired and owned by the property owner.

The total living area measures 101 square meters, with an additional 12 square meters of building related outdoor space. The plot covers 116 square meters, and the total volume of the building is 417 cubic meters. The property spans three living levels in total. Energy performance is rated at label E. Heating and hot water are both provided by the central heating boiler.

Facilities at the property include exterior sun shading, a fiber optic cable connection, natural ventilation, and a television cable connection. Parking is available on public roads in the vicinity. The property is offered with a cost buyer arrangement, meaning that transfer costs such as notary fees and property transfer tax are borne by the purchaser. The availability and acceptance terms are to be discussed between the parties.