A quiet spot at the edge of the woods
This detached house on Bijsters 18 sits in the small, peaceful neighbourhood of 't Zand, just outside the built-up area of Alphen (Nb). The setting is described by the agent as at the edge of the forest, along a quiet road, sheltered, and rural. With a plot of 3080 m², there is plenty of space around the home. The asking price of €889,000 is 16% below the average asking price of €1,063,000 for homes currently for sale in this neighbourhood, and it is the cheapest of the three homes on offer here. For comparison, [detached houses in Alphen-Chaam]( /koopwoningen/alphen-chaam/vrijstaande-woningen/) are listed at an average of €4,765 per m².
The home itself
Built in 1974, this detached family home has five rooms, including three bedrooms and two bathrooms, spread over two floors. The living area is listed as 182 m² by the agent, while the BAG registration records 201 m². The property has a garage that is integrated into the house, and the garden surrounds the home. According to the agent, the insulation consists of partial double glazing, and the heating is provided by a central heating boiler. The energy label is E, which means you can expect higher energy costs compared to more efficient labels.
Life in 't Zand
't Zand is a tiny neighbourhood with around 160 residents, and most households are couples without children. Residents of the district of Alphen, which includes this neighbourhood, give it an average score of 8.33 based on three reviews. One resident says: "Everyone knows everyone. People look out for each other. It's a cosy, open and accessible neighbourhood." Another resident describes it as "Quiet and reliable neighbourhood, no nuisance, tidy and well-maintained." A third resident finds it "Quite a nice neighbourhood but far too little to do." The reviews reflect a close-knit, quiet community, though opinions differ on how much there is to do. For more on the area, see [the 't Zand neighbourhood]( /buurt/t-zand-alphen-chaam/).
Amenities and transport
The nearest supermarket, a PLUS, is about a ten-minute walk away, and there are a couple of other supermarkets within a short drive. For primary education, Openbare basisschool De Wildschut and Kindcentrum Pinokkio & De Bolster are both around a ten-minute walk from the home. The nearest GP is Huisartsenpraktijk Valkenburg Gilze in Gilze, and the pharmacy, Apotheek Gilze, is nearby. The closest bus stop, Rechte Heide, 't Zand, is just around the corner and is served by bus lines 137 and 637. The nearest train station is Tilburg Reeshof, about 8.8 km away. For more on the wider area, see [the municipality of Alphen-Chaam]( /gemeente/alphen-chaam/).
WOZ and address data
The WOZ value of the home is €806,000, based on the reference date of 1 January 2025. The asking price is 10% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 38%, from €583,000 to €806,000. As for the address, the noise from road traffic is 42 dB Lden and from air traffic 36 dB Lden, both below the noise standard, according to 2022 data. The foundation risk indication is low, with sandy soil. For climate, the pluvial flooding risk is elevated, while the current flood risk is low and the flood risk for 2050 is also low. Heat stress is currently low but is expected to be medium by 2050. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Thuiz Makelaardij and Thuiz Makelaardij on Funda.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
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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 Bijsters 18, Alphen (Nb)
How does the asking price compare to the WOZ value?
The asking price of €889,000 is 10% above the WOZ value of €806,000, which was determined on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The asking price is also 16% below the average asking price of €1,063,000 for homes currently for sale in this neighbourhood, making it the cheapest of the three homes on offer here.
What is the layout of the home?
The home has five rooms in total, including three bedrooms and two bathrooms, spread over two floors. The living area is listed as 182 m² by the agent, while the BAG registration records 201 m². There is an integrated garage and a garden that surrounds the house. The property is described as being at the edge of the forest, along a quiet road, and in a rural setting.
What is the energy label and what does it mean?
The energy label is E. This is not the most efficient label, so you can expect higher energy costs compared to homes with better labels. The agent notes that the insulation consists of partial double glazing, and the heating is provided by a central heating boiler. The label itself does not tell you about the condition of the construction, only about the energy performance.
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 risk level is given as low, which means there is no elevated indication at this address according to the available data.
What are the flood and climate risks for this address?
The pluvial flooding risk (from heavy rain) is elevated, while the current flood risk is low and the flood risk for 2050 is also low. Heat stress is currently low but is expected to be medium by 2050. These are area-level indications from the Klimaateffectatlas, not an assessment of this specific property. The noise from road traffic is 42 dB Lden and from air traffic 36 dB Lden, both below the noise standard.
What amenities are nearby?
The nearest supermarket is a PLUS, about a ten-minute walk away. For primary education, Openbare basisschool De Wildschut and Kindcentrum Pinokkio & De Bolster are both around a ten-minute walk from the home. The nearest GP is Huisartsenpraktijk Valkenburg Gilze in Gilze, and the pharmacy, Apotheek Gilze, is nearby. The nearest hospital is ETZ Elisabeth Ziekenhuis in Tilburg, about 11 km away.
What public transport options are available?
The nearest bus stop is Rechte Heide, 't Zand, about 528 metres away, served by bus lines 137 and 637. There are also stops at Alphen, Goedentijd and Rechte Heide, Oosterwijksestraat, both within about 1.1 km. The nearest train station is Tilburg Reeshof, about 8.8 km away. No travel times or destinations are specified in the listing.
What is the neighbourhood like?
The neighbourhood 't Zand is small, with around 160 residents, and most households are couples without children. Residents of the district of Alphen give it an average score of 8.33 based on three reviews. One resident says it is a cosy, open and accessible neighbourhood where everyone knows each other, while another describes it as quiet and reliable. A third resident finds it nice but with too little to do.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value of this home rose by 38%, from €583,000 to €806,000. The reference date for the current WOZ value is 1 January 2025. This development is based on municipal data and reflects the change in the official valuation over that period.
