A calm start in Hulsdonk
This apartment on Van Leeuwenhoeklaan 84 sits in Hulsdonk, a quiet corner of Roosendaal where the streets are lined with mature trees and the pace of life feels unhurried. The home was built in 2003 and carries an energy label B, so it is a reasonably modern build with decent efficiency. At €359,500, the asking price is 26% below the average asking price of €483,500 for homes in this neighbourhood, which makes it the cheapest of the five homes currently for sale here. For context, the average asking price per square metre in the neighbourhood is €3,614, while this apartment comes in at €4,669 per square metre. If you are weighing up options, it is worth comparing with other [apartments in Roosendaal].
Inside the apartment
The apartment is spread over a single floor and comprises two rooms in total: one bedroom and one bathroom. The living area is listed as 77 square metres by the agent, while the BAG registration records 78 square metres, a small discrepancy that is not explained. The property has a volume of 254 cubic metres and comes with a parking space in a parking garage, which is a practical bonus in this part of town. You own the property outright, so there is no leasehold to worry about. The monthly homeowners' association fee is €268, which covers the shared costs of the building and the parking facilities.
Life in Hulsdonk
Hulsdonk is a small neighbourhood with around 1,050 residents, and it has a distinctly residential feel. The age profile is notable: 44% of residents are 65 or older, which gives the area a calm, settled character. Residents across the municipality of Roosendaal give their living environment an average score of 6.89 out of 10, based on 19 reviews. One resident describes the area as a quiet neighbourhood with a nice mix of people, mentioning the Lidl and the Kennedylaan shopping gallery as being a five-minute bike ride away, and the petting zoo within walking distance. Another resident, writing about the wider municipality, praises the green, quiet residential areas with plenty of parks and playgrounds, and notes that the centre of Roosendaal is quickly reachable by bike or car. A third review is less positive, mentioning a lack of places for children to play outside and the distance to the city. These reviews reflect the municipality as a whole rather than Hulsdonk specifically, so it is worth bearing that in mind. For a closer look at what this specific area offers, you can read more about [the Hulsdonk neighbourhood].
Amenities and getting around
Daily errands are well covered here. The nearest supermarket, a Jumbo, is just around the corner, with a Dirk and a Lidl a bit further away. For families, KPO Basisschool De Blokwei is a couple of streets away, and there are several other primary schools within a short distance. Healthcare is close by too: the Bravis Hospital is a ten-minute walk, and the GP practice Huisartsenpraktijk Bergrand and the Poli-Apotheek are both within easy reach. Public transport is convenient, with a bus stop on Boerhaavelaan on your doorstep serving lines 163 and 164, and the train station in Roosendaal is about a ten-minute walk away. The wider [municipality of Roosendaal] offers a range of services and connections.
WOZ value and address data
The WOZ value of this apartment is €319,000, based on the reference date of 1 January 2025. The asking price is 13% above this valuation, which is a precomputed comparison and not a judgement on the price. Over the five years from 2020 to 2025, the WOZ value rose by 36%, from €234,000 to €319,000. As for the address itself, the area-level risk data indicates that road traffic noise is measured at 63 dB Lden, which is above the noise standard, while railway and aircraft noise are below their respective standards. The foundation risk indication is low, with sandy soil, and the climate risk data shows an elevated risk of pluvial flooding during heavy rain, though the current flood risk is low. These are area-level indications from public data sources, not an inspection of this specific home.
Source and availability
At the time of writing, this apartment is offered via multiple channels, including De Rooy Makelaardij and listings on Funda and Huispedia. The main agent is De Rooy Makelaardij.
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Features
Details of this home
Transfer
Price
Areas and volume
Layout
Construction
Outdoor space
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 Van Leeuwenhoeklaan 86, Roosendaal
How does the asking price compare to the WOZ value?
The asking price of €359,500 is 13% above the WOZ value of €319,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The difference is a precomputed figure and does not imply the home is overpriced or a bargain. It is simply a factual comparison between the asking price and the official valuation.
What is the layout of this apartment?
The apartment is on a single floor and has two rooms in total: one bedroom and one bathroom. The living area is listed as 77 square metres by the agent, while the BAG registration records 78 square metres. The property also includes a parking space in a parking garage. The monthly homeowners' association fee is €268, and you own the property outright.
What is the energy label and what does it mean for costs?
The energy label is B, which is an efficient label. This means the home is likely to have moderate energy costs compared to less efficient labels. The label is based on the official energy performance certificate and does not say anything about the condition of the building itself. For a more detailed picture of expected energy costs, you would need to look at the specific energy usage of the home.
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. The low risk suggests that foundation issues are unlikely, but it is not a guarantee. Other risk factors, such as pluvial flooding, are assessed separately.
What is the noise situation around this apartment?
According to area-level data, road traffic noise at this address is measured at 63 dB Lden, which is above the noise standard. Railway noise is 42 dB Lden and aircraft noise is 28 dB Lden, both below their respective standards. These figures are indications for the area, not measurements taken at the property itself. If noise is a concern, it is worth considering the proximity to major roads.
What supermarkets are nearby?
The nearest supermarket is a Jumbo at 604 metres, which is about a five-minute walk. A Dirk is at 1,087 metres and a Lidl at 1,164 metres, both within a ten-minute walk. There are also other options within a short distance, including another Jumbo and an Aldi. This means daily grocery shopping is convenient without needing a car.
Which schools are close to this apartment?
The nearest primary school is KPO Basisschool De Blokwei at 217 metres, which is just around the corner. Other primary schools within a short distance include De Wending at 917 metres and KPO Basisschool De Appel at 923 metres. There is also a special education school, De Fakkel, at 885 metres. For secondary education, the nearest school is about 2.5 kilometres away.
How is the public transport connection from this address?
The nearest bus stop is Roosendaal, Boerhaavelaan, which is on your doorstep at 47 metres. It serves bus lines 163 and 164. The train station in Roosendaal is about 1.6 kilometres away, which is roughly a ten-minute walk or a short bike ride. This gives you access to both local bus services and the national rail network.
What is the neighbourhood like in terms of demographics?
Hulsdonk has around 1,050 residents, with a notable share of older people: 44% are 65 or older. The average household size is 2.0, and 38% of households are single-person households. There are 110 households with children, making up 25% of all households. This mix gives the neighbourhood a calm, settled character, though it is not particularly family-oriented.
How does the price per square metre compare to the neighbourhood average?
The asking price per square metre for this apartment is €4,669, based on the agent's listed living area of 77 square metres. The average asking price per square metre in the neighbourhood is €3,614. This means the price per square metre is higher than the neighbourhood average, which is partly because the apartment is smaller than the average home in the area.
