Frans Van Waesberghestraat 56
Binnenstad, Hulst
AreaA ground-floor apartment in the heart of Hulst
This ground-floor apartment sits on Frans Van Waesberghestraat in the Binnenstad, the historic heart of Hulst. It is a 1923 building with an energy label B, so the home has an efficient label. The asking price of €199,000 is keen compared with the average asking price in the neighbourhood, which comes to €458,143. For context, the average asking price per m² in the area is €2,927, while this home asks €2,398 per m² based on the agent's floor area. The price also sits well below the average for apartments in Hulst.
The home itself
According to the agent, this is a one-bedroom, one-bathroom apartment spread over a single floor, with a living area of 83 m² and a volume of 273 m³. The BAG registration lists the living area as 100 m², while the agent lists 83 m². The home has double glazing and is fully insulated, and it is heated by a central heating boiler. It is located on the first living floor, described as a benedenwoning, or ground-floor home.
Life in the Binnenstad
The Binnenstad is the compact centre of Hulst, with around 1,550 residents. It is a place where many people live alone, with 62% of households being single-person households. Residents across the municipality of Hulst give their living environment an average score of 7.66, based on seven reviews. One resident says: "Cosy neighbourhood." Another notes: "It's a fantastic little village, lovely forest, nice people." A third resident adds: "Beautiful and quiet," though they also mention that "everything is so far away." These reviews describe the wider municipality rather than the Binnenstad specifically. The neighbourhood itself is part of the Binnenstad neighbourhood.
Amenities and transport
Daily errands are easily done on foot. Jumbo is just around the corner, with Aldi and Albert Heijn a couple of streets away. St Willibrordus primary school is a five-minute walk, and there are several secondary schools within a ten-minute walk, including Praktijkschool Hulst and Reynaertcollege. Huisartsenpraktijk 't Ravelijn and Service Apotheek Zoetevaart are both a couple of streets away, as is Liduina hospital. Bus line 589 stops at Hulst, 's-Gravenhofplein on your doorstep, and the nearest train station is Rilland-Bath, about 17.5 km away. The wider area falls under the municipality of Hulst.
WOZ value and address data
The WOZ value for this home is €235,000, with a reference date of 1 January 2025. The asking price is 15% below the WOZ value. Between 2020 and 2025, the WOZ value rose by 140%, from €98,000 to €235,000. As for the address itself, the noise level from road traffic is 57 dB Lden, which is above the noise standard, based on 2022 data. The foundation risk indication is medium, and the climate indications are low for pluvial flooding and current flood risk, with medium heat stress expected by 2050. These are area-level indications from public data, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Reunis Vastgoed.
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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 Frans Van Waesberghestraat 56, Hulst
How does the asking price compare to the WOZ value?
The asking price of €199,000 is 15% below the WOZ value of €235,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The asking price is also 57% below the average asking price in the Binnenstad, which is €458,143.
What is the layout of this apartment?
According to the agent, this is a ground-floor apartment with one bedroom, one bathroom, and two rooms in total, spread over a single floor. The living area is listed as 83 m² by the agent, while the BAG registration records 100 m². The home has double glazing and is fully insulated, with a central heating boiler.
What is the energy label and what does it mean?
The home has energy label B, which is an efficient label. This means the energy costs are likely to be relatively moderate compared to less efficient labels. The home also has double glazing and is fully insulated according to the agent, which supports the label.
What is the foundation risk for this address?
The foundation risk indication for this address is medium, based on public data from KCAF. The home was built in 1923 on clay soil, which may mean wooden piles or a shallow foundation. This is an area-level indication, not an inspection of this specific home.
What are the noise levels like at this address?
The noise level from road traffic at this address is 57 dB Lden, which is above the Dutch noise standard, based on 2022 data. This is an area-level indication from public sources, not a measurement taken at the property itself.
What supermarkets are nearby?
Jumbo is just around the corner at about 500 metres, with Aldi and Albert Heijn both a couple of streets away at around 600 metres. There are eight supermarkets within 5 km, so daily groceries are easily within reach on foot or by bike.
Which schools are close to this home?
St Willibrordus primary school is a five-minute walk away, with about 217 pupils. School voor Speciaal Basisonderwijs De Brug is a couple of streets further. For secondary education, Praktijkschool Hulst and Reynaertcollege are both within a ten-minute walk.
How is the public transport connection?
Bus line 589 stops at Hulst, 's-Gravenhofplein on your doorstep, and also at Hulst, Markt and Hulst, Stationsplein within a short walk. The nearest train station is Rilland-Bath, about 17.5 km away, so the bus is the main public transport option for getting around.
What is the neighbourhood like?
The Binnenstad is the centre of Hulst, with around 1,550 residents. Many households are single-person, at 62%. Residents across the municipality of Hulst give their living environment an average of 7.66 out of 10, with one resident calling it a "cosy neighbourhood" and another praising the "lovely forest" and "nice people."
How has the WOZ value developed over time?
The WOZ value has risen by 140% between 2020 and 2025, from €98,000 to €235,000. The value was fairly stable around €95,000 to €99,000 until 2024, then jumped to €235,000 for the 2025 reference date. This reflects the municipal valuation, not the market price.
