Middelwatering West, Capelle aan den IJssel
Neighbourhood research for Middelwatering West — safety, schools, livability and property values from official government data.
Middelwatering West in Capelle aan den IJssel scores 3.0 out of 5 on the government's Leefbaarometer livability index. Reported crime here is classified as moderate relative to other Dutch neighbourhoods.
At €341.000, the average WOZ value here runs 6% below what's typical for Capelle aan den IJssel as a whole. That's 14% below the Dutch national average. Zooming out, Capelle aan den IJssel-wide sale prices rose 5.7% over the past year, and recent buyers across the wider region paid 3.1% over asking, with homes selling in a median of 31 days — a sense of the competition to expect, even if it doesn't map exactly onto this street.
A few things worth weighing before you commit: background noise (road, rail and air traffic combined) averages 71 dB across the area, on the loud side.
Livability
Average
Avg. WOZ value
€341.000
Crime risk
Moderate
Based on 6 government sources · Last updated 27 August 2026
Frequently Asked Questions
Similar neighbourhoods in Capelle aan den IJssel
Neighbourhoods in a similar price and livability range
All neighbourhoods in Capelle aan den IJssel →What does a home in Middelwatering West cost?
Average WOZ value
€341,000
The WOZ value is the municipality's own valuation, set as of 1 January the previous year. In a rising market asking prices in Middelwatering West usually sit above it — treat this as a floor, not a market value.
Gross annual income needed to borrow that amount
€62,000
One income, no student debt or other loans, 30-year annuity at 4.5%, using the 2026 Nibud standards. Buyer's costs come on top and cannot be added to the mortgage. On two incomes the bar is lower.
Further reading
What is the WOZ value and why does it matter?
The WOZ value determines your municipal taxes and is used by banks as an indication of property value.
How does bidding on a house work in the Netherlands?
Unlike many countries, the asking price in the Netherlands is often just a starting point for negotiation.
Buyer’s costs (k.k.) — what do you pay on top?
Budget 4–6% on top of the purchase price. Here’s an overview of all additional costs.