Living in Hees
Hees is densely built and genuinely urban, and the stock is a genuine mix of apartments and family houses (56% houses).
With just 3,822 residents per km², this is space by Dutch standards.
Nijmegen, the country's oldest city, has a university-driven rental market, a compact center and hilly, green surroundings that are genuinely rare in the Netherlands. Homes on the right side of the Waal bridge command a premium for the cycling commute.
The housing market in Hees
The average home value (WOZ) in Hees is €441,000, which puts it at #12 of 40 neighborhoods in Nijmegen — 19% pricier than most of the city. You pay for the location here. For scale: Nijmegen's cheapest buurt averages €260,000 and its priciest €676,000, so Hees sits in the middle of the pack.
Average WOZ value per year (CBS). The reference date lags the current market by ±1 year.
2015: €236,000 · 2016: €244,000 · 2017: €253,000 · 2018: €267,000 · 2019: €304,000 · 2020: €300,000 · 2021: €326,000 · 2022: €360,000 · 2023: €413,000 · 2024: €430,000 · 2025: €441,000
The direction of the market: between 2015 and 2025 the average WOZ value here rose from €236,000 to €441,000, up 87% — slower than the city as a whole (+108%). WOZ values lag the market by about a year, but the trend itself is reliable.
Ownership is split: 56% owner-occupied against 44% rental, including 25% social housing. Enough homes trade hands to give you comparable sales, but check what's actually for sale versus rented in the specific block you're eyeing — the mix can flip from one street to the next.
Who lives here
Demographically, Hees is shaped by people in their late twenties to early forties (24% of its 3,140 residents), followed by over-65s at 23%. Households split into 53% singles and 23% families with children — a real mix rather than one lifestyle. The average household counts 1.8 people.
As for who your neighbors would be: incomes lean modest — 51% of households are among the country's lower earners; average income per resident is €33,000 a year.
Daily errands, coffee and dinner
Day to day: the nearest large supermarket is about 7 minutes' walk; dining out means a short trip: only 6 cafés or restaurants sit within a kilometer.
The practical checklist most buyers forget to make: pharmacy 7 min walk · GP 11 min · hospital 3.5 km · library 1.3 km · 2 cinemas within 5 km. None of these will decide a purchase on their own, but a GP taking new patients nearby is the kind of thing you only miss after moving.
Families and schools
For families: the nearest primary school is 8 minutes on foot; daycare is well covered (3 locations nearby) — though Dutch waiting lists mean you register the week you know you're expecting, not the week you need it; secondary school is a 6-minute bike ride, which Dutch teenagers do in all weather.
Getting around
Getting around: the station is an 8-minute cycle, standard Dutch commuting range; the nearest highway on-ramp is 3.0 km away; car ownership is moderate (0.7 per household).
Energy and running costs
Since 86% of the stock predates 2000, always check the energy label of a specific listing — the difference between label C and label F on an average home here is easily a few thousand euros a year in heating, and it changes what you can sensibly bid.
Before you bid in Hees
Before you bid in Hees: the national soil map leaves built-up areas unclassified, and city centres like this one often sit on peat, and pre-1970 homes may stand on wooden piles — since the 2026 appraisal rules, a foundation risk class (A–E) appears in every valuation, so check it before you bid, not after the deal is already emotional.
None of these averages can tell you whether the specific house you found is fairly priced — that depends on its size, energy label, state of maintenance and the recent sales around it. That is exactly what a free HomeReview report checks, in about 10 seconds, for any Dutch address.
Frequently asked questions
Is Hees a good neighborhood to live in?
That depends on what you're looking for. Hees has no single strong profile — it scores mid-range for most buyer types. The average home value is €441,000 (19% pricier than most of Nijmegen) and the neighborhood has 3,140 residents. Ultimately the specific street and home matter more than the neighborhood average.
What is the average home value in Hees?
The average home value (WOZ waarde) in Hees, Nijmegen is €441,000, based on the official CBS neighborhood statistics.
Is Hees mostly owner-occupied or rental?
56% of homes in Hees are owner-occupied and 44% are rentals, of which 25% of all homes are social housing (woningcorporatie).
Are house prices in Hees rising?
Between 2015 and 2025 the average WOZ value in Hees rose from €236,000 to €441,000 (+87%); Nijmegen as a whole moved up 108% over the same period. WOZ values lag the current market by about a year.
How old are the homes in Hees?
86% of homes in Hees were built before 2000 and 14% after. Older buildings can mean higher maintenance and energy costs — check the energy label before bidding.
How far is the nearest train station from Hees?
The average distance to a train station from Hees is 1.9 km; a large supermarket is 0.6 km away on average.
Is Hees an expensive part of Nijmegen?
Yes — homes in Hees cost about 19% more than in most of Nijmegen, so budget for competition and possible overbidding.
Is Hees good for families with children?
The nearest primary school is 0.7 km away and there are 3 daycare locations within a kilometer. 23% of households here have children at home.
Is there foundation risk in Hees?
Hees stands out for foundation risk — in built-up areas the national soil map doesn't classify the ground, and city centres often sit on peat. Around 75% of homes here predate 1970, the era when wooden or shallow foundations were common. According to the Klimaateffectatlas, the risk of pile rot in this neighbourhood is very low. This says nothing about any individual property: only a physical foundation inspection can establish its condition. Ask for the foundation risk class (A–E) in the valuation report.
Similar neighborhoods in Nijmegen
Closest in price — worth a look if Hees is out of reach or you want alternatives.
Source: CBS Kerncijfers wijken en buurten — latest complete release (buurt BU02680422) · Updated 2026-08-09. WOZ values are neighborhood averages; individual homes vary.