A bright apartment in the heart of Etten-Leur
This apartment on Markthof 12 sits right in the centre of Etten-Leur, where the daily rhythm is set by the market square and the shops around the corner. Built in 2004, the home is part of a modern complex that puts you in the middle of the action while keeping the living spaces calm and private. The asking price is €450,000. For context, apartments in Etten-Leur are currently listed at an average of €490,000.
The home itself
This three-room apartment on the first floor has two bedrooms and one bathroom, spread over a single level. The living area is 91 m² according to the agent, while the BAG registration lists 93 m². The home comes with a sunny terrace of 14 m², and the whole is fully owned. According to the agent, the apartment has double glazing and is fully insulated, and it is heated by a central heating boiler. The monthly homeowners' association fee is €268.67.
Life in Centrum Zuid
Centrum Zuid is a compact neighbourhood where most of the 765 residents are 65 or older, and half of the households are single-person. Residents of the district give it an average score of 8.3, based on five reviews. One resident says: "Everything you could wish for is around your house; you can do everything on foot if necessary. From swimming pool to supermarket. It is generally a tidy neighbourhood with little to no nuisance or trouble. Even though you are right in the city centre." Another adds: "Always enjoyed living here, nice neighbours, good amenities and fun activities, though occasionally could use more." The neighbourhood has a mix of homes, with 57% owner-occupied, and the housing stock was built entirely between 1990 and 2010. For more details, see the Centrum Zuid neighbourhood.
Amenities and transport
Groceries are a couple of streets away, with Albert Heijn and Dirk, while Jumbo is a ten-minute walk. For primary education, IKC de Vincent is just around the corner, and Katholieke basisschool De 4 Heemskinderen is a ten-minute walk. The nearest GP is Huisartsenpraktijk Markt, and Boots Apotheek Sturm is. For public transport, the bus stop Etten-Leur, Centrum is on your doorstep with lines 162, 215, 216, 219, 225, 370, 371 and 380, and the train station Etten-Leur is a ten-minute walk. The municipality of Etten-Leur offers all this within a compact, walkable area, as described on the municipality of Etten-Leur.
WOZ and address data
The WOZ value of this apartment is €393,000 as of 1 January 2025, and the asking price is 15% above that value. Between 2020 and 2025, the WOZ value rose by 43%, from €275,000 to €393,000. As for the address, the noise level from road traffic is 53 dB Lden, which is above the noise standard, while railway noise is 36 dB Lden, below the standard. The foundation risk indication is low, with sandy soil. For climate, the pluvial flooding indication is medium, while flood risk is low both now and in 2050, and heat stress is low now but medium in 2050. These are area-level indications based on public data, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Van Hassel Makelaars o.g. and Van Hassel Makelaars | NVM on Funda.
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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 Markthof 12, Etten-Leur
How does the asking price compare to the WOZ value?
The asking price of €450,000 is 15% above the WOZ value of €393,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Over the past five years, the WOZ value has increased by 43%, from €275,000 in 2020 to €393,000 in 2025.
What is the layout of this apartment?
The apartment has three rooms in total: two bedrooms and one bathroom, all on a single floor. The living area is 91 m² according to the agent, while the BAG registration lists 93 m². There is also a sunny terrace of 14 m². The home is on the first floor and is fully owned.
What is the energy label and what does it mean?
The energy label is A+, which is an efficient label. According to the agent, the home has double glazing and is fully insulated, and it is heated by a central heating boiler. The label reflects the energy performance, so you can expect relatively low energy costs compared to less efficient homes.
What is the homeowners' association fee?
The monthly homeowners' association fee is €268.67. This fee covers the shared costs of the building, such as maintenance of common areas and the building's insurance.
What is the foundation risk for this address?
The foundation risk indication for this address is low, and the soil type is sand. This is an area-level indication based on public data, not an inspection of this specific home. It suggests that foundation issues are less likely here, but it does not guarantee the condition of the property itself.
What are the noise levels around this apartment?
The noise level from road traffic is 53 dB Lden, which is above the noise standard. Railway noise is 36 dB Lden, which is below the standard. These are area-level indications based on public data from 2022 and 2023, and they describe the general sound environment, not the insulation of this specific home.
What is the risk of flooding and heat stress?
The pluvial flooding indication is medium, meaning there is a moderate chance of water on the street during heavy rain. Flood risk from rivers or the sea is low, both now and in 2050. Heat stress is low now but medium in 2050. These are area-level indications, not a prediction for this specific property.
What supermarkets are nearby?
Albert Heijn is at 205 m and Dirk at 225 m, both just around the corner. Jumbo is at 632 m, a ten-minute walk, and Lidl is at 797 m. With these options, daily groceries are within easy walking distance from the apartment.
Which schools are close to this apartment?
IKC de Vincent, a primary school, is at 446 m, just around the corner. Katholieke basisschool De 4 Heemskinderen is at 760 m, a ten-minute walk. For secondary education, Katholieke Scholengemeenschap Etten-Leur (KSE) is at 825 m, also about a ten-minute walk.
What public transport options are available?
The bus stop Etten-Leur, Centrum is at 218 m, with lines 162, 215, 216, 219, 225, 370, 371 and 380. The train station Etten-Leur is at 682 m, about a ten-minute walk. This gives you both local and regional connections without needing a car.
What is the neighbourhood like?
Centrum Zuid is a compact neighbourhood with 765 residents, half of whom live alone. Residents of the district give it an average score of 8.3 out of 10, based on five reviews. One resident notes that everything is within walking distance and the area is tidy, while another mentions it is a close-knit neighbourhood with good amenities.
How many apartments are for sale in the neighbourhood?
Currently, there are 4 apartments for sale in Centrum Zuid. The average asking price is €490,000, with a median of €442,500. Prices range from €390,000 to €685,000. The average price per square metre is €4,540, and the average living area is 109 m².
