A spacious villa in a leafy setting
This detached villa on Burgemeester van der Heijdenlaan 11 sits on a quiet road in a wooded part of De Oude Omdraaier, a residential neighbourhood in Kaatsheuvel. Built in 1975, the home has an energy label A, which is an efficient label. With a price of €1,295,000, the asking price is on the high side compared with the neighbourhood average. For context, [detached houses in Loon op Zand]( /koopwoningen/loon-op-zand/vrijstaande-woningen/) are the property type on offer here.
The home itself
According to the agent, this villa has six rooms, including four bedrooms and two bathrooms, spread over two floors. The living area is listed as 255 m² by the agent, while the BAG registration records 291 m². The plot measures 972 m². The home has a garden around it, an attached brick garage and an indoor garage, and it is offered in full ownership. The agent mentions roof insulation, double glazing and wall insulation, plus a heat pump, partial underfloor heating and an open fireplace.
De Oude Omdraaier
De Oude Omdraaier is a small neighbourhood with around 460 residents, and the average household size is 2.3. Residents across the municipality of Loon op Zand give their living environment an average score of 7.9, based on six reviews. One resident says: "cosy neighbourhood". Another adds: "Enjoy living there, always a good day and a chat". A third resident is more measured, saying "I think it's reasonable". These reviews reflect the wider municipality rather than this neighbourhood specifically. The neighbourhood has about 200 homes, almost all owner-occupied. For more on [the De Oude Omdraaier neighbourhood]( /buurt/de-oude-omdraaier-loon-op-zand/), the figures paint a picture of a settled community.
Amenities and transport
Daily errands are well covered here. The GP practice Huisartsenpraktijk Rozet is just around the corner, and the pharmacy Apotheek de Koning Kaatsheuvel is a ten-minute walk away. For groceries, Albert Heijn is a couple of streets away, with Jumbo and Lidl also within a ten-minute walk. RK Basisschool De Vaert is just around the corner for primary education, and Van Haestrecht College is about a ten-minute walk for secondary school. Bus stops at Kaatsheuvel, Vaartstraat and Kaatsheuvel, Horst are a couple of streets away, served by lines 300, 301 and 602. The nearest train station, Tilburg Reeshof, is about 10 km away. The municipality of Loon op Zand, where this home is located, is the wider area to explore via [the municipality of Loon op Zand]( /gemeente/loon-op-zand/).
WOZ and address data
The WOZ value for this home is €866,000, with a reference date of 1 January 2025. The asking price is 50% above the WOZ value. Between 2020 and 2025, the WOZ value rose by 25%, from €692,000 to €866,000. As for address-level risk data, these are area-level indications rather than an inspection of this specific home. The noise level from road traffic is 46 dB Lden and from air traffic 38 dB Lden, both below the noise standard. The foundation risk indication is low, with sandy soil. For climate, pluvial flooding at heavy rain is elevated, while flood risk is low now and in 2050. Heat stress is low now but medium by 2050.
Source
At the time of writing, the home is offered via multiple channels, including Carré De Wit makelaardij.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
Features
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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 Burgemeester van der Heijdenlaan 11, Kaatsheuvel
How does the asking price compare with the neighbourhood average?
The asking price of €1,295,000 is 40% above the average asking price of €923,333 for homes currently for sale in De Oude Omdraaier. It is also the most expensive of the three homes for sale in this neighbourhood right now. The price per square metre, based on the agent's listed living area, is €5,078, which is 28% above the neighbourhood average of €3,955 per m².
What is the layout of this villa?
According to the agent, the home has six rooms, including four bedrooms and two bathrooms, spread over two floors. The living area is listed as 255 m² by the agent, while the BAG registration records 291 m². The plot measures 972 m². There is a garden around the home, an attached brick garage and an indoor garage.
What is the WOZ value and how has it developed?
The WOZ value is €866,000, with a reference date of 1 January 2025. The asking price is 50% above this WOZ value. Over the past five years, the WOZ value has risen by 25%, from €692,000 in 2020 to €866,000 in 2025. The WOZ value is the municipal valuation, not the current market value.
What are the area-level risk indications for this address?
Public risk data at address level indicates that the foundation risk is low, with sandy soil. Noise from road traffic is 46 dB Lden and from air traffic 38 dB Lden, both below the noise standard. For climate, pluvial flooding at heavy rain is elevated, while flood risk is low now and in 2050. Heat stress is low now but medium by 2050. These are area-level indications, not an inspection of this specific home.
Which supermarkets and schools are nearby?
Albert Heijn is about 627 m away, Jumbo about 924 m, and Lidl about 931 m. For primary education, RK Basisschool De Vaert is about 335 m away. Van Haestrecht College, a secondary school, is about 1.4 km away. The nearest GP, Huisartsenpraktijk Rozet, is about 256 m from the home.
What is the neighbourhood of De Oude Omdraaier like?
De Oude Omdraaier is a small neighbourhood with around 460 residents and about 200 homes, almost all owner-occupied. The average household size is 2.3. Residents across the municipality of Loon op Zand give their living environment an average score of 7.9, based on six reviews. One resident says: "cosy neighbourhood", while another mentions enjoying living there and having a chat.
What public transport options are available?
Bus stops at Kaatsheuvel, Vaartstraat and Kaatsheuvel, Horst are both about 500 m away, served by lines 300, 301 and 602. The stop at Kaatsheuvel, Efteling is about 741 m away, with additional lines 7, 136, 800 and 801. The nearest train station is Tilburg Reeshof, about 10.2 km away.
What is the energy label and what does it mean?
The home has an energy label A, which is an efficient label. The agent also mentions roof insulation, double glazing and wall insulation, as well as a heat pump and partial underfloor heating. The energy label is a rating of the home's energy performance, and a higher label generally means lower expected energy costs.
