A quiet spot in the heart of Bergen op Zoom
This first-floor apartment sits on a quiet road in the centre of Bergen op Zoom, in a sheltered spot within a residential area. The building dates from 1965 and the home is offered for €437,000. That asking price is 14% above the WOZ value of €385,000 (reference date 1 January 2025), which puts it on the high side compared with the market. For context, the average asking price for apartments in Bergen op Zoom is €431,413, and the average price per m² in the neighbourhood is €3,465.
The apartment itself
The agent describes this as a portiekflat (a walk-up apartment) on the second living floor, with four rooms, two bedrooms and one bathroom. The living area is listed as 92 m² by the agent, while the BAG registration records 105 m². The home has a balcony and an indoor garage with a parking space. It is fully owned. According to the agent, the insulation includes roof, wall and floor insulation, and the home is fully insulated. Heating is via a central heating boiler, electric heating and partial underfloor heating. There is a homeowners' association fee of €223 per month.
Life in the Centrum neighbourhood
The Centrum neighbourhood is the historic heart of Bergen op Zoom, with about 4,040 residents. It is a very urban area, with a high address density. Residents give the neighbourhood an average score of 7.42, based on three reviews. One resident says: "Friendly people live in the neighbourhood." Another notes: "There are also plenty of activities in the city." A third review mentions that there are "very many so-called confused people in the neighbourhood under the influence of something." The neighbourhood has a mix of ages, with a large share of single-person households (55%).
Amenities and transport
Daily errands are easy from here. The Jumbo supermarket is on your doorstep, and the Ekoplaza is just around the corner. For primary education, RK Basisschool Sancta Maria is a couple of streets away, and Basisschool De Krabbenkooi is just around the corner. The nearest GP is Huisartsenpraktijk Pabst, a ten-minute walk away, and the BENU Apotheek is just around the corner. For public transport, the bus stop at Van Dedemstraat is on your doorstep, with lines 360 and 361. The train station Bergen op Zoom is a ten-minute walk away. The municipality of the municipality of Bergen op Zoom offers further amenities within easy reach.
WOZ value and address data
The WOZ value of the home is €385,000, with a reference date of 1 January 2025. The asking price is 14% above this value. Over the past five years, the WOZ value has developed according to municipal data. As for address risks, these are area-level indications, not an inspection of this specific home. The noise level from road traffic is 57 dB Lden, which is above the noise standard (reference year 2022). The foundation risk indication is elevated, partly because the home was built in 1965 on clay soil, and the area is a KCAF attention area. The pluvial flooding risk is medium, and the current flood risk is low.
Source and agent
At the time of writing, the home is offered only via Baas 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 Kloosterstraat 40A, Bergen Op Zoom
How does the asking price compare to the WOZ value?
The asking price is €437,000, while the WOZ value is €385,000 (reference date 1 January 2025). That means the asking price is 14% above the WOZ value. The WOZ value is the municipal valuation, not the current market value. The average asking price for apartments in Bergen op Zoom is €431,413, so this home is priced above that average.
What is the layout of this apartment?
According to the agent, this is a portiekflat (walk-up apartment) on the second living floor. It has four rooms, including two bedrooms and one bathroom. The living area is listed as 92 m² by the agent, while the BAG registration records 105 m². There is a balcony and an indoor garage with a parking space. The home is fully owned.
What is the WOZ value of this home?
The WOZ value is €385,000, with a reference date of 1 January 2025. This is the municipal valuation used for property taxes, not the current market value. The asking price is 14% above this WOZ value.
What are the noise levels around this address?
According to public risk data at address level, the noise level from road traffic is 57 dB Lden, which is above the noise standard (reference year 2022). The noise from rail traffic is 30 dB Lden, which is not above the standard (reference year 2023). The noise from air traffic is 30 dB Lden, also not above the standard (reference year 2022). These are area-level indications.
What is the foundation risk for this home?
The foundation risk indication is elevated, according to public data. This is an area-level indication, not an inspection of this specific home. The home was built in 1965 on clay soil, which may involve wooden piles or a shallow foundation. In this postcode area, 89% of buildings were constructed before 1970, and 2% of properties in the neighbourhood have an elevated risk of pile rot, according to the Klimaateffectatlas.
What supermarkets are nearby?
There are several supermarkets within easy reach. The Jumbo is just 188 metres away, on your doorstep. The Ekoplaza is 359 metres away, just around the corner. The Albert Heijn is 511 metres away, a five-minute walk. The Aldi is 532 metres away, and the Lidl is 745 metres away, both within a ten-minute walk.
Which schools are close to this apartment?
For primary education, RK Basisschool Sancta Maria is just 86 metres away, on your doorstep. Basisschool De Krabbenkooi is 226 metres away, just around the corner. There is also a special primary school, De Driemaster, at 534 metres, and Montessori Kindcentrum at 634 metres. For secondary education, MollerJuvenaat is 703 metres away, a ten-minute walk.
What public transport options are available?
The nearest bus stop is Bergen op Zoom, Van Dedemstraat, just 135 metres away, on your doorstep. It is served by bus lines 360 and 361. Other stops on the same lines are at Wassenaarstraat (244 metres) and Antwerpsestraat (265 metres). The train station Bergen op Zoom is 586 metres away, a ten-minute walk.
What is the neighbourhood like?
The Centrum neighbourhood is the historic centre of Bergen op Zoom, with about 4,040 residents. It is very urban, with a high address density. Residents give it an average score of 7.42, based on three reviews. One resident says: "Friendly people live in the neighbourhood." Another notes: "There are also plenty of activities in the city." A third review mentions the presence of "confused people" under the influence.
Why are there no property details in this listing?
The listing does not state the energy label. This field is missing from the agent's publication. The address itself is complete, so location and neighbourhood data are accurate. Other property details, such as the layout and floor area, are provided by the agent and may differ from official registrations.
