A maisonette in the heart of Waalre
This maisonette on De Bus 12 sits in the centre of Waalre, surrounded by trees and with an unobstructed view. The home was built in 1981 and has an energy label C. At €395,000, the asking price is 52% below the average asking price of €830,280 for homes in this neighbourhood, which puts it on the keen side compared with the local market. For context, the average price per m² in the neighbourhood is €4,764, while this home is listed at €5,985 per m² according to the agent. If you are looking at apartments in Waalre, this one stands out for its price point.
Inside the home
The agent describes this as a maisonette on the first living floor, with three rooms, two bedrooms and one bathroom spread over two floors. The living area is 66 m² according to the agent, while the BAG registration records 67 m². The home has a roof terrace, double glazing and wall insulation, and is heated by a central heating boiler. It is offered in full ownership, with an HOA fee of €172.87 per month. The volume is 223 m³.
The Waalre neighbourhood
Waalre is a village where people know each other. One resident, who gave the neighbourhood an 8.13 out of 10, says: "People are friendly and greet each other. Children play in the playgrounds and cycle independently on the street without any problems with traffic. Hardly any nuisance and mostly a great neighbourhood." This is based on a single review, so it is one person's perspective. The neighbourhood has around 6,780 residents, and about 76% of the homes are owner-occupied. For more on what it is like to live here, see the Waalre neighbourhood.
Amenities and transport
Everyday errands are easy from here. The Albert Heijn is on your doorstep, just 28 metres away, and the Jumbo is a couple of streets further. Basisschool De Wilderen is a ten-minute walk, and the nearest GP, Huisartsenpraktijk Lankhorst, is just around the corner. The pharmacy, Apotheek Waalre Dorp, is a five-minute walk. For public transport, bus stop Waalre, De Bus is on your doorstep with line 271, and Waalre, Bergstraat is just around the corner with lines 7 and 277. Eindhoven Centraal station is about 6.6 km away. The municipality of Waalre is part of the wider Eindhoven region, and you can read more about the municipality of Waalre.
WOZ value and address data
The WOZ value for this home is €351,000, based on the reference date of 1 January 2025. The asking price is 13% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 105%, from €171,000 to €351,000. As for the address, the noise level from road traffic is 54 dB Lden, which is above the noise standard, while aircraft noise is 36 dB Lden, below the standard. The foundation risk indication is low, with sandy soil. For climate, the area-level indications for pluvial flooding, flood risk now and in 2050 are all low, while heat stress is low now but medium by 2050. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Van Engelen De Wilde Makelaars.
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The WOZ value is set annually by the municipality with 1 January as its reference date, and therefore lags the market by about a year. It is an estimated market value, not a sale price.
Frequently asked questions
About De Bus 12, Waalre
How does the asking price compare with the WOZ value?
The asking price of €395,000 is 13% above the WOZ value of €351,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price is also 52% below the average asking price for homes in this neighbourhood, which is €830,280, though this home is smaller than the neighbourhood average.
What is the layout of this maisonette?
According to the agent, this is a maisonette on the first living floor with three rooms, two bedrooms and one bathroom spread over two floors. The living area is 66 m² per the agent, while the BAG registration records 67 m². There is a roof terrace, and the home has double glazing and wall insulation. It is heated by a central heating boiler.
What is the energy label and what does it mean for costs?
The energy label is C. This is a mid-range label, so you can expect moderate energy costs compared with more efficient homes. The home has double glazing and wall insulation, which can help with keeping the heat in. The exact monthly costs will depend on your usage and energy prices.
What is the HOA fee and what does it cover?
The HOA fee is €172.87 per month. The listing does not specify what this fee covers, but it is a common arrangement for apartments and maisonettes, often including building insurance, maintenance of common areas and sometimes a reserve fund. You would need to check the association's documents for details.
How safe is the neighbourhood from flooding and foundation issues?
The area-level indications for this address show a low foundation risk, with sandy soil. For climate, pluvial flooding (from heavy rain) is low, as is flood risk now and in 2050. Heat stress is low currently but medium by 2050. These are indications at the area level, not an inspection of this specific home.
What are the nearest amenities and how far are they?
The Albert Heijn supermarket is just 28 metres away, so groceries are on your doorstep. Basisschool De Wilderen is 662 metres away, a ten-minute walk. The GP, Huisartsenpraktijk Lankhorst, is 343 metres away, and the pharmacy, Apotheek Waalre Dorp, is 521 metres. The nearest hospital, Máxima Medisch Centrum, is about 2.8 km away.
What public transport options are available nearby?
Bus stop Waalre, De Bus is 40 metres away and serves line 271. Waalre, Bergstraat is 166 metres away with lines 7 and 277. The nearest train station is Eindhoven Centraal, about 6.6 km away. These are the stops and lines listed in the data, without travel times or destinations.
What do residents say about living in Waalre?
One resident gave the neighbourhood a score of 8.13 out of 10, saying: "People are friendly and greet each other. Children play in the playgrounds and cycle independently on the street without any problems with traffic. Hardly any nuisance and mostly a great neighbourhood." This is based on a single review, so it reflects one person's experience.
How has the WOZ value developed over the past five years?
The WOZ value has risen by 105% between 2020 and 2025, from €171,000 to €351,000. The reference date for the current value is 1 January 2025. This development is precomputed from the municipal data and shows a significant increase over the period.
