If you cannot find an affordable home in the Randstad any more, the south is an increasingly obvious place to look. Roosendaal sits on a junction of rail lines and motorways, and homes there cost a good deal less than in the big cities. How much less? We looked at every home for sale in the municipality of Roosendaal in our listings in mid-October 2026: 181 homes, including the villages of Wouw, Nispen, Heerle, Wouwse Plantage and Moerstraten.
Worth knowing first: these are asking prices. What a house finally sells for can be higher or lower, and a snapshot of 181 homes is not a market study. We use the median throughout, the middle price when all homes are lined up from cheap to expensive. A few villas distort it far less than an average.
The middle asking price: €409,000
The median asking price in Roosendaal is €409,000. Nationally, it is around €485,000 in our listings. Per square metre the gap is even clearer: in the middle of the Roosendaal market sellers ask about €3,360 per m², against more than €4,300 nationally. So you get more space for your money. The middle home in our Roosendaal listings measures 130 m².
What does each type of home cost?
Three types of home have enough listings to say something meaningful about price:
| Type | For sale | Median asking price |
|---|---|---|
| Terraced house | 47 | €367,000 |
| Apartment | 43 | €369,500 |
| Detached house | 36 | €650,000 |
Notice that a terraced house and an apartment cost about the same here. In many big cities an apartment is the cheap way in; in Roosendaal the same money will often buy a terraced house with a garden. There are also 23 end-of-terrace houses and 22 semi-detached houses on the market. That is too few for a reliable middle price, but as a rule they sit between the terraced and the detached homes.
Where are the homes?
Most of the supply is in the Centrum district: 43 homes, with a median asking price of €374,500. That is a little below the municipal figure, because there are relatively many apartments and older terraced houses among them. Next come Oost and Noord (23 each), Tolberg (19), Kortendijk (17), West (13), Wouw (12) and Groot Kroeven (10). Per district that is too few homes for a fair price comparison. You can see, though, that the more expensive houses tend to be in Tolberg and Kortendijk, and that the villages have very little for sale: just a handful each in Nispen, Heerle and Wouwse Plantage.
How many homes fall under the 2026 limits?
Two figures matter for buyers this year.
- The NHG limit of €470,000. NHG is the Dutch national mortgage guarantee, which protects you if you cannot pay your mortgage after, say, a divorce or job loss, and usually gets you a lower interest rate. In 2026 a loan with NHG may not exceed €470,000 (or €498,200 if you also borrow for energy-saving measures), according to NHG's own conditions. Of the 181 homes in Roosendaal, 62 percent have an asking price of €470,000 or less.
- The starter exemption up to €555,000. If you are under 35 and buying your first home to live in yourself, you pay no transfer tax as long as the home is worth no more than €555,000, as set out by the Dutch Tax Administration. In Roosendaal, 77 percent of homes for sale are below that.
Keep in mind these are asking prices. If you end up bidding over, a €460,000 house can still land above the NHG limit, so being only just under it is no guarantee.
The cheaper end is thin: 22 homes are listed below €300,000, mostly smaller apartments.
Old or new matters less than you might think
Homes built before 1945 and homes from 1945 to 1970 have almost the same median asking price in Roosendaal: around €370,000. Homes from the 1970s and 1980s come in at €449,000, those from 1990 to 2010 at €465,000. A large part of that difference is simply that the newer homes are bigger.
The energy label shows what to watch out for. Over a third of the homes for sale (67) have label A or better, but 14 have label G. With an older house on a poor label, the asking price is only part of the story: budget for insulation and higher energy bills too. Our piece on what an energy label is worth goes into more detail.
How do residents rate their district?
Roosendaal does not have many reviews on Buurtje.nl yet. Two districts have enough to go on. Three residents give Groot Kroeven an average of 8.2, with high marks for schools and greenery. West gets a 7.0 from seven reviews, with safety as its strongest point. The Roosendaal municipality page lists every district.
Searching in Roosendaal
You will find everything currently listed under homes for sale in Roosendaal. If you are looking in a particular price range, set up a saved search and new homes will be emailed to you. Want to know what you can borrow? Try the mortgage calculator.
