A calm spot in Landgoed Driessen
This apartment sits in Landgoed Driessen, a neighbourhood in Waalwijk where residents describe living as if in a nature reserve. The home is on the second floor of a gallery flat, built in 2011, and has a free view over the open setting. With an asking price of €369,000, it is the cheapest of the 25 homes currently for sale in the neighbourhood, and the price is 42% below the average asking price of €636,780 there. That puts the price on the low side compared with the neighbourhood average, according to the precomputed verdict. For context, apartments in Waalwijk are part of a wider market where this home's price per square metre is €4,341.
The home itself
The apartment has three rooms, two bedrooms and one bathroom, all on a single floor. The living area is 85 m², matching the BAG registration and the agent's listing, with a volume of 270 m³. It is fully insulated and heated by a central heating boiler, and the property is in full ownership. There is a balcony, and the home is part of a homeowners' association with a monthly fee of €18,866. The agent highlights the free view and open position as key features.
Life in Landgoed Driessen
Residents give the neighbourhood an average score of 7.82, based on four reviews. One resident says: "We live in a nice apartment with a beautiful view. It feels like we live in a nature reserve." Another notes: "It's a fairly new but quiet neighbourhood, nothing special, a school nearby, some playgrounds for children." A third adds: "Is a clean neighbourhood and safe, usually busy with cars, quiet neighbours." The neighbourhood has around 4,475 residents, and 42% of households have children. For more on the area, see the Landgoed Driessen neighbourhood.
Amenities and transport
For daily errands, Jumbo is just around the corner, with Albert Heijn a ten-minute walk away. Primary school OBS Villa Vlinderhof kindcentrum is a couple of streets away, and the nearest GP is Huisartsenpraktijk Verwielstraat, a ten-minute walk. The pharmacy, Service Apotheek Vrijhoeve BV, is a bit further. Bus stops on Oprijlaan and Prof. Asserweg are just around the corner, served by lines 174 and 136. The nearest train station is Tilburg Reeshof, about 12 km away. The wider area is covered by the municipality of Waalwijk.
WOZ and address data
The WOZ value for this home is €370,000, based on the reference date 1 January 2025. The asking price is virtually equal to the WOZ value. Between 2020 and 2025, the WOZ value rose by 76%, from €210,000 to €370,000. As for address-level risks, the noise from road traffic is 53 dB Lden, above the norm, while aircraft noise is 40 dB Lden, below the norm. The foundation risk indication is low, with sandy soil. Pluvial flooding risk is low, while flood risk is medium now and in 2050, and 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 De Makelaars van Altena and Huispedia.
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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 Het Fort 44, Waalwijk
How does the asking price compare with the neighbourhood average?
The asking price of €369,000 is 42% below the average asking price of €636,780 in Landgoed Driessen. It is also the cheapest of the 25 homes currently for sale in the neighbourhood. The price per square metre is €4,341, based on the agent's listing. The precomputed verdict is that the price is on the low side compared with the neighbourhood average.
What is the layout of this apartment?
The apartment has three rooms, two bedrooms and one bathroom, all on a single floor. The living area is 85 m², according to both the BAG registration and the agent's listing. The volume is 270 m³. There is a balcony, and the home is on the second floor of a gallery flat. The property is in full ownership.
What is the WOZ value and how has it changed?
The WOZ value is €370,000, based on the reference date 1 January 2025. The asking price is virtually equal to this WOZ value. Between 2020 and 2025, the WOZ value increased by 76%, from €210,000 to €370,000. This reflects the municipal valuation, not the current market value.
What are the noise levels around this address?
According to address-level risk data, road traffic noise is 53 dB Lden, which is above the noise norm. Aircraft noise is 40 dB Lden, which is below the norm. These figures are from 2022 and are area-level indications, not a measurement inside this specific home.
What supermarkets and schools are nearby?
Jumbo is about 850 metres away, and Albert Heijn is about 1.1 km away. The nearest primary school is OBS Villa Vlinderhof kindcentrum, about 500 metres away. There are also several other primary schools within a short distance, including Rooms Katholieke Basisschool Besoyen and Basisschool De Vrijhoeve.
What is the neighbourhood like according to residents?
Residents give Landgoed Driessen an average score of 7.82, based on four reviews. One resident says it feels like living in a nature reserve, while another describes it as a fairly new but quiet neighbourhood. A third mentions it is clean and safe, though busy with cars during school times. The neighbourhood has about 4,475 residents.
What public transport options are available?
The nearest bus stops are Waalwijk, Oprijlaan and Waalwijk, Prof. Asserweg, both about 450 metres away. Bus line 174 serves Oprijlaan, and lines 136 and 174 serve Prof. Asserweg. The nearest train station is Tilburg Reeshof, about 12 km away.
What is the energy label of this home?
The energy label is A, which is an efficient label. The agent states the home is fully insulated and has a central heating boiler. The energy label reflects the official registration, and the insulation is described by the agent as complete.
