Alphen, West Maas en Waal
Neighbourhood research for Alphen — safety, schools, livability and property values from official government data.
On the Leefbaarometer, Alphen in West Maas en Waal scores 3.0/5 for overall livability. Most homes are owner-occupied (79%). Amenities stands out here — the sub-score is 1.9/5 — you'll likely need to travel to a neighbouring area for everyday amenities. Police-recorded crime puts this area in the low-risk band nationally.
The average home here carries a WOZ value of €455.000 — 5% above the West Maas en Waal average. That's 14% above the Dutch national average. Zooming out, West Maas en Waal-wide sale prices rose 4.4% over the past year, and recent buyers across the wider region paid 3.7% over asking, with homes selling in a median of 26 days — a sense of the competition to expect, even if it doesn't map exactly onto this street.
Before you fall for a listing here, a few things to check: crime here has been trending down, about 10% lower than a year ago.
Livability
Average
Avg. WOZ value
€455.000
Crime risk
Low risk
Based on 6 government sources · Last updated 27 August 2026
Frequently Asked Questions
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Neighbourhoods in a similar price and livability range
All neighbourhoods in West Maas en Waal →What does a home in Alphen cost?
Average WOZ value
€455,000
The WOZ value is the municipality's own valuation, set as of 1 January the previous year. In a rising market asking prices in Alphen usually sit above it — treat this as a floor, not a market value.
Gross annual income needed to borrow that amount
€79,500
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.