Charming detached starter home with village square views in Woudsend

This detached property is situated in the center of Woudsend, a village in the province of Friesland with approximately 1400 inhabitants. The home is located at Op 'e Romte 22 and offers a living space of 105 square meters on a plot of 127 square meters. The property was originally built in 1916 and falls within a protected village or townscape area. Despite its age, the home has received several modern upgrades to improve comfort and energy efficiency.

The location of this property is one of its most notable features. A supermarket and bakery are positioned as immediate neighbors, allowing residents to easily complete daily shopping on foot. The village of Woudsend itself holds a unique position between the Heegermeer and the Slotermeer, making it a popular destination for water sports enthusiasts. Beyond recreational opportunities, the village provides essential amenities including a primary school, various shops, restaurants and cafes, a sports complex, and a multifunctional center called De Driuwpôlle. Public parking is available both across the street from the property and directly behind it.

The interior layout of the home is described as surprisingly spacious. Upon entering through the front door, visitors are welcomed into a generous hallway that provides access to the staircase and the meter cupboard. From this central point, one can proceed directly into the living kitchen, which offers ample space for a large dining table. The kitchen is equipped with built-in appliances including a refrigerator, combination microwave, gas cooktop, and extractor hood.

The living room is positioned at the front of the house and provides a view of the village square. This arrangement creates a pleasant connection to the daily life and activities of the village center. Between the living room and the kitchen lies the bathroom, which has been fitted with a shower, a vanity unit, a bathroom cabinet, and a designer radiator.

At the rear of the property, a heated storage room has been incorporated into the layout. This practical space includes a loft area for additional storage, a back door providing access to the garden, and the location of the separate toilet. The connections for a washing machine and dryer have also been installed here. Furthermore, this area offers sufficient room for storing bicycles and other items requiring covered storage.

The upper floor of the home contains three bedrooms of varying dimensions, all accessible from a central landing. The bedroom at the front of the house features a dormer window and includes fixed cabinet space that can alternatively be utilized as a built-in bed alcove, a traditional element in Dutch home design. The two remaining bedrooms have both been updated with new tilt windows. The landing itself provides two additional storage areas, one of which houses the recently installed central heating boiler. The CV combi boiler is an Intergas model from 2023 and is included in the sale as owned equipment.

The exterior of the property includes a garden measuring 26 square meters with dimensions of 7.50 meters in depth and 3.50 meters in width. The garden is oriented to the south, which ensures good sunlight exposure throughout the day. It has been designed to be low maintenance, making it manageable for owners who may not wish to spend extensive time on garden upkeep. A back entrance provides convenient access to the garden without having to pass through the house.

In terms of energy performance, the property currently holds an E energy label. The seller has undertaken several insulation measures to improve the thermal comfort of the home. These include the installation of a new insulated roof, wall insulation, and double glazing throughout the windows. While these improvements represent significant steps toward better energy efficiency, the overall energy label reflects the inherent limitations of a building from 1916.

The roof construction consists of a composite structure covered with bituminous roofing material alongside other materials and traditional roof tiles. This mixed roofing approach is common in older properties that have undergone partial renovations over time.

The asking price for this property is set at 265,000 euros, which translates to approximately 2,524 euros per square meter of living space. The price is quoted as kosten koper, meaning that the buyer is responsible for the standard transaction costs associated with purchasing property in the Netherlands, such as notary fees and transfer tax.

The transfer terms are described as negotiable, allowing potential buyers to discuss the preferred moving date and any other practical arrangements with the seller. The property status is listed as available, indicating that it is currently on the market and awaiting a suitable buyer.

This home is presented as an ideal starter property due to its combination of a manageable size, central location with nearby amenities, and a generally well-maintained condition. The kitchen and sanitary facilities are described as simple but properly cared for, suggesting that while they may not feature luxury finishes, they are functional and in good working order.

The property classification is a single-family detached house, providing the advantage of not sharing walls with neighboring properties. This offers residents greater privacy and reduced noise transmission compared to semi-detached or terraced housing options.

Woudsend itself offers a characteristic Frisian village atmosphere combined with practical conveniences. The water sports facilities in the area add to the recreational appeal, while the presence of a primary school and shops within walking distance addresses the daily needs of residents. The protected village status helps preserve the historical character of the built environment, contributing to the visual appeal of the surroundings.

The total volume of the property is 391 cubic meters, which provides a good indication of the actual three-dimensional space available to residents beyond the floor area measurements alone. The property is registered in the land registry under the designation WOUDSEND A 1524 with full ownership rights, meaning there are no leasehold or ground lease complications associated with the purchase.