A quiet corner of Etten-Leur
This end-of-terrace house on Wouter Berthoutlaan 23 sits in Sander-Banken 3, a residential pocket of Etten-Leur where the streets are calm and the neighbours know each other. Built in 1992, the home offers a practical layout across three floors, with a living area of 98 m² according to the agent. The asking price of €450,000 is 26% below the average asking price in the neighbourhood, which stands at €606,500. That puts it on the keen side compared with other homes currently for sale in the area. For a sense of what else is available, have a look at end-of-terrace houses in Etten-Leur.
The home itself
The house has five rooms in total, including three bedrooms and one bathroom, spread over three floors. The total volume comes to 349 m³, giving the interior a spacious feel. The BAG registration lists the living area as 100 m², while the agent states 98 m². The plot measures 197 m² according to both the BAG and the agent. The energy label is B, which means the home is reasonably efficient when it comes to energy costs.
Life in Sander-Banken 3
Residents here give their neighbourhood a solid 7.98 out of 10, based on five reviews. One resident describes it as a "friendly clean neighbourhood" where people "help everyone when they ask for it, good contacts, helpful." Another calls it "cosy and quiet, shame about the speed bumps," adding that there is "good contact with the neighbours." A third mentions "drug dealers in the park. Otherwise quiet." The neighbourhood counts around 1,885 inhabitants, with a mix of ages and household types. For more on what it is like to live here, see the Sander-Banken 3 neighbourhood.
Amenities and transport
The GP practice Het Huisartsenteam De Keen is just around the corner, and the BENU pharmacy sits right next to it. For groceries, Aldi is on your doorstep, while Lidl and Jumbo are a ten-minute walk away. Katholieke Basisschool De Hasselbraam is a couple of streets away, and Basisschool De Toverlaars is a ten-minute walk. Bus stops at Voorsteven and Concordialaan are within a few minutes' walk, served by lines 215, 219, 371 and 216. Etten-Leur train station is about a ten-minute walk. The wider area falls under the municipality of Etten-Leur.
WOZ and address data
The WOZ value for this home is €374,000, based on the reference date 1 January 2025. The asking price sits 20% above that value. Between 2020 and 2025, the WOZ value rose by 41%, from €265,000 to €374,000. As for the address itself, the noise level from road traffic is 50 dB Lden, which is above the noise standard, while railway noise is 37 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 now and in 2050, and heat stress is low now but medium by 2050. These are area-level indications from public data, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Agnes Tomesen Makelaardij | Qualis.
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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 Wouter Berthoutlaan 23, Etten-Leur
How does the asking price compare with the WOZ value?
The asking price of €450,000 is 20% above the WOZ value of €374,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The difference between the asking price and the WOZ value is a fact about the listing, and what it means for negotiations is up to you to decide.
What is the layout of this end-of-terrace house?
The home has five rooms in total, including three bedrooms and one bathroom, spread over three floors. The total volume is 349 m³. The living area is listed as 98 m² by the agent, while the BAG registration states 100 m². The plot measures 197 m² according to both sources. The energy label is B.
What is the WOZ value and how has it developed?
The WOZ value is €374,000, based on the reference date 1 January 2025. Over the past five years, the WOZ value has risen by 41%, from €265,000 in 2020 to €374,000 in 2025. This development is a historical record from the municipality and does not predict future changes in value.
What are the noise levels around this address?
According to public data, the noise level from road traffic at this address is 50 dB Lden, which is above the Dutch noise standard. Railway noise is 37 dB Lden, which is below the standard. These are area-level indications from the Atlas Leefomgeving, not measurements taken at the property itself.
What is the foundation risk for this home?
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 property. It means that, at the level of the surrounding area, foundation issues are not flagged as a concern, but it does not replace a structural survey.
What are the flood and heat stress risks?
For climate risks, the pluvial flooding indication is medium, meaning there is a moderate chance of waterlogging during heavy rain. Flood risk from rivers or the sea is low now and remains low in 2050. Heat stress is low now but is expected to become medium by 2050. These are area-level indications from the Klimaateffectatlas.
Which supermarkets are nearby?
Aldi is the closest supermarket, just around the corner at about 316 metres. Lidl and Jumbo are both within a ten-minute walk, at roughly 785 and 827 metres respectively. Dirk is about 1.2 km away, and Albert Heijn is about 1.8 km away. That gives you several options for daily groceries.
What schools are in the area?
Katholieke Basisschool De Hasselbraam is the nearest primary school, about 683 metres away. Basisschool De Toverlaars is about 858 metres away, and Katholieke Basisschool De Aventurijn is about 875 metres away. For secondary education, the nearest school is about 2.9 km from the home.
How is the public transport connection?
The nearest bus stop is Etten-Leur, Voorsteven, about 201 metres away, served by lines 215, 219 and 371. Other stops at Concordialaan and Plantijnlaan are within 500 metres, with lines 216 and 215, 216, 219 respectively. Etten-Leur train station is about 1.1 km away, roughly a ten-minute walk.
What do residents say about living in Sander-Banken 3?
Residents give the neighbourhood an average score of 7.98 out of 10, based on five reviews. One resident describes it as a "friendly clean neighbourhood" with helpful neighbours. Another says it is "cosy and quiet, shame about the speed bumps." A third mentions "drug dealers in the park. Otherwise quiet." The reviews reflect a mix of positive and negative observations.
