Houten Zuid-West, Houten
Neighbourhood research for Houten Zuid-West — safety, schools, livability and property values from official government data.
Houten Zuid-West in Houten scores 3.0 out of 5 on the government's Leefbaarometer livability index. Most homes are owner-occupied (74%), and it leans family-oriented — 19% of residents are under 15. Reported crime here is classified as low relative to other Dutch neighbourhoods.
At €548.000, the average WOZ value here runs 4% above what's typical for Houten as a whole. That's 38% above the Dutch national average. Zooming out, Houten-wide sale prices fell 1.5% over the past year, and recent buyers across the wider region paid 8.1% over asking, with homes selling in a median of 24 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: crime has been trending up, about 25% higher than a year ago — worth keeping an eye on.
Livability
Average
Avg. WOZ value
€548.000
Crime risk
Low risk
Based on 6 government sources · Last updated 27 August 2026
Frequently Asked Questions
Similar neighbourhoods in Houten
Neighbourhoods in a similar price and livability range
All neighbourhoods in Houten →What does a home in Houten Zuid-West cost?
Average WOZ value
€548,000
The WOZ value is the municipality's own valuation, set as of 1 January the previous year. In a rising market asking prices in Houten Zuid-West usually sit above it — treat this as a floor, not a market value.
Gross annual income needed to borrow that amount
€93,500
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.