A warm welcome in Besoyen
This end-of-terrace house on the A.B. van Lieshoutlaan sits in the Besoyen neighbourhood of Waalwijk, a part of town where residents describe the atmosphere as cosy and involved. The asking price of €495,000 is keen compared with the neighbourhood average asking price of €561,921. For a sense of what else is on the market, have a look at end-of-terrace houses in Waalwijk.
The home itself
Built in 1994, this house spans three floors and offers five rooms, including four bedrooms and one bathroom. The living area is 128 m² according to the agent, while the BAG registration records 125 m²; the plot is 226 m² in both. Outside there is a front garden and a west-facing back garden of 10 m², plus a roof terrace. The garage is integrated into the home. The property is fully insulated, heated by a central heating boiler, and is offered in full ownership. The energy label is B.
Life in Besoyen
Residents of the district of Waalwijk give their living environment an average score of 7.83, based on eleven reviews. One resident says: "Cosy neighbourhood, know everyone, help each other where necessary and it's a clean and tidy neighbourhood." Another notes: "Tidy and quiet neighbourhood where everyone keeps to themselves but still looks out for each other." A third resident mentions that Waalwijk is quiet, sometimes too quiet, and that there are no parties for young people. The neighbourhood counts around 4,000 inhabitants. This is the Besoyen neighbourhood.
Amenities and transport
The daily routine is well covered here. The nearest supermarket, Nettorama, is just around the corner, with Jumbo a ten-minute walk away. Rooms Katholieke Basisschool Besoyen is a couple of streets away, and the GP practice Huisartsenpraktijk Verwielstraat is also close by. The hospital, Tweesteden Ziekenhuis Waalwijk, is a five-minute walk. Bus stops on the Prof. Asserweg and Floris V Laan, served by lines 136 and 174, are within a ten-minute walk. The nearest train station, Tilburg Reeshof, is about 13 km away. This is all part of the municipality of Waalwijk.
WOZ and address data
The WOZ value for this home is €475,000, based on the reference date 1 January 2025. The asking price is 4% above the WOZ value. Between 2020 and 2025, the WOZ value rose by 48%, from €320,000 to €475,000. As for the address, the noise level from road traffic is 54 dB Lden, which is above the noise standard, while aircraft noise is 40 dB Lden, below the standard. The foundation risk indication is low, with sandy soil. These are area-level indications, not an inspection of this specific home. For climate, the indication for pluvial flooding is medium, as is the current flood risk and the flood risk for 2050; heat stress is currently low but medium by 2050.
Source
At the time of writing, the home is offered via multiple channels, including Tivoli Woningmakelaars.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
Features
Details of this home
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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 A.B. van Lieshoutlaan 40, Waalwijk
How does the asking price compare with the WOZ value?
The asking price of €495,000 is 4% above the WOZ value of €475,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The asking price is also keen compared with the average asking price in the neighbourhood, which is €561,921.
What is the layout of this end-of-terrace house?
The house has five rooms in total, including four bedrooms and one bathroom, spread over three floors. The living area is 128 m² according to the agent, while the BAG registration records 125 m². There is a front garden and a west-facing back garden of 10 m², plus a roof terrace. The garage is integrated into the home.
What is the energy label and what does it mean for costs?
The energy label is B. This label indicates the home's energy performance, and a B label generally means moderate energy costs compared with less efficient labels. The home is described as fully insulated and heated by a central heating boiler. The exact energy costs depend on usage and energy prices.
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 climate indications include medium pluvial flooding risk and medium flood risk for both the current situation and 2050.
What amenities are within walking distance?
The nearest supermarket, Nettorama, is about 770 metres away, and Jumbo is about 1,065 metres away. Rooms Katholieke Basisschool Besoyen is 651 metres away, and the GP practice Huisartsenpraktijk Verwielstraat is 767 metres away. The hospital, Tweesteden Ziekenhuis Waalwijk, is 583 metres away.
How is the public transport in this area?
The nearest bus stop is Waalwijk, Prof. Asserweg, about 556 metres away, served by lines 136 and 174. Another stop, Waalwijk, Floris V Laan, is 709 metres away with the same lines. The nearest train station is Tilburg Reeshof, about 12.8 km away.
What do residents say about living in this district?
Residents of the district of Waalwijk give their living environment an average score of 7.83, based on eleven reviews. One resident describes it as a cosy neighbourhood where people know each other and help where necessary. Another says it is tidy and quiet, with everyone keeping to themselves but still looking out for each other.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value of this home rose by 48%, from €320,000 to €475,000. The reference date for the current WOZ value is 1 January 2025. This development reflects the general trend in the area, but the WOZ value is a municipal valuation, not the current market value.
