Engelbeemd 3

The asking price of €485,000 is 13% above the WOZ value of €430,000, 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 factual comparison, and the market will determine what the home ultimately sells for.

The home has five rooms in total, including four bedrooms and one bathroom, spread over three floors. The living area is 114 m², and the plot measures 190 m². The agent notes that the home is fully insulated, with roof, floor and wall insulation, and has partial underfloor heating alongside a central heating boiler. The west-facing back garden is 72 m².

The energy label is A, which is an efficient label. This means the home is likely to have relatively low energy costs compared with less efficient labels. The agent also states that the home is fully insulated, which supports energy efficiency. However, the label itself does not guarantee specific monthly costs, as usage patterns vary.

According to public data at the address level, the noise from road traffic is 52 dB Lden, which is above the noise standard. Rail traffic noise is 26 dB Lden and air traffic noise is 33 dB Lden, both below the standard. These are area-level indications, not measurements taken at the property itself.

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 the specific home. It suggests that foundation issues are less likely in this area, but it does not replace a professional survey if you are considering a purchase.

The climate risk data for this address indicates a medium risk of pluvial flooding (from heavy rain), an elevated current flood risk, and a medium flood risk projected for 2050. These are area-level indications from the Klimaateffectatlas, not a guarantee of what will happen. They reflect the general exposure of the area to water-related events.

The nearest supermarket is PLUS, at about 273 metres, which is just around the corner. Other options include Coop at 2.4 km, Albert Heijn at 3.1 km, and Jumbo at 3.1 km. For daily groceries, the PLUS is the most convenient, while the others are a short drive or cycle away.

The nearest primary school is 't Schrijverke, at about 532 metres, which is a ten-minute walk. Other primary schools within a few kilometres include Openbare Basisschool 't Ravelijn, Basisschool De Bogaard, Basisschool De Regenboog, and Basisschool Den Omgang. For secondary education, the nearest option is about 8.2 km away.

Bus line 294 stops at Herpen, Kruisstraat, about 357 metres away, and also at Herpen, Alard van Herpenplein and Herpen, Huize Maasland. The nearest train station is Ravenstein, at about 2.3 km. This gives residents a bus connection within walking distance and a train station a short drive or cycle away.

Residents across the municipality of Oss give their living environment an average score of 7.17, based on 35 reviews. One resident mentions that "all amenities are within walking distance" and the train station is five minutes away, while another describes a "quiet neighbourhood close to public transport." A third appreciates that people are "always together and there for everyone." These reviews reflect the wider municipality, not just Herpen.