Middelwatering West, Capelle aan den IJssel

Middelwatering West scores 3.0 out of 5 on the Dutch government's livability index (Leefbaarometer). The average property valuation (WOZ) is €341.000, with 62% of homes owner-occupied. The area has 8,510 residents. Crime is categorised as 'moderate' relative to other Dutch neighbourhoods.

3.0

Livability

Average

€

Avg. WOZ value

€341.000

Crime risk

Moderate

Based on 6 government sources · Last updated 7 July 2026

Housing Market

Avg. WOZ value

€341.000

CBS Kerncijfers 2025

-6% vs city · -14% vs NL

Owner-occupied

62%

+15% vs city · +9% vs NL

View WOZ history for a specific address→

Market Trends

Avg. sale price (2025)

€412.385

+5.7% vs. a year earlier

Premium over asking

+2.3%

average paid over (or below) the asking price

Sold above asking

63%

Median time on market

35 days

Market tension

2.9

months of supply at the current sales pace (lower = tighter)

Indicators 2026-Q1

Housing Stock

Construction period

1965-1975

Number of homes

4.025

Energy labels in the area

Based on 2,787 registered labels · Source: EP-Online

Livability

3.0/ 5

Safety

2.8

Amenities

3.2

Housing quality

2.7

Physical environment

3.0

Residents

2.8

Source: Leefbaarometer 2024

Safety

Moderate54.9 crimes per 1,000 residents↑ 5% vs last year

Theft

11.2 per 1,000

Violence

8.0 per 1,000

Vandalism

4.6 per 1,000

Source: CBS 2024

This is what we know about Middelwatering West.

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Demographics

Residents

8.510

Households

4.095

Age distribution

0–15: 15%15–25: 13%25–45: 25%45–65: 23%65+: 24%

Single-person

43%

Avg. household

2.0

Source: CBS

Living Environment

Air Quality

Source: RIVM 2022

Noise Levels

Very loudAverage 71 dB

Flood Risk

Low risk

Ground & Heritage

Foundation risk

LowStedelijk gebied - 0-20 %

Soil

No known contamination

Measured at neighbourhood level (centre) · Source: RCE, foundations atlas, Bodemloket

Accessibility

Train station4.8 km

Supermarket1.1 km

GP / Doctor0.8 km

Hospital3.2 km

Primary school1.5 km

Daycare0.9 km

Source: CBS 2024

Schools

Nearby Schools

School	Type	Distance	Rating
Comenius Chr. Scholengrp v. vwo havo mavo vbo lwoo, vest. Capell a/d IJssel	Secondary	796m	—
Openbare Basisschool Klim Op	Primary	900m	Satisfactory
Protestants Christelijke Basisschool de Horizon	Primary	1.1km	Satisfactory
Montessorischool Capelle	Primary	1.1km	—
West	Primary	1.2km	Satisfactory

Comenius Chr. Scholengrp v. vwo havo mavo vbo lwoo, vest. Capell a/d IJssel

Secondary · 796m

—

Openbare Basisschool Klim Op

Primary · 900m

Satisfactory

Protestants Christelijke Basisschool de Horizon

Primary · 1.1km

Satisfactory

Montessorischool Capelle

Primary · 1.1km

—

West

Primary · 1.2km

Satisfactory

Source: DUO 2026

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