Coudenborch 7
Verspreide huizen ten noorden van Berlicum, Sint-Michielsgestel
AreaA modern villa by the water
This detached villa from 2017 sits on a quiet road, right by the water and surrounded by woodland. The setting combines a residential street with a rural feel, and the house itself is a striking presence on its plot. With a price of €1,695,000, this home is on the high side compared to the market. It is one of the [detached houses in Sint-Michielsgestel] currently for sale.
The home itself
The agent describes this as a villa with 8 rooms, 5 bedrooms and 2 bathrooms spread over 3 floors. The living area is 288 m² according to both the BAG registration and the agent, on a plot of 1,165 m². The house has a garden that wraps around it, and the volume comes to 1,326 m³. It is offered in full ownership. According to the agent, the insulation includes roof insulation, double glazing, wall insulation and floor insulation. Heating is provided by a central heating boiler, a heat recovery system and a heat pump. The energy label is A++, which is an efficient label.
The Verspreide huizen ten noorden van Berlicum neighbourhood
This is a small, spread-out area with around 880 residents, where detached homes dominate. Residents of the district give it an average score of 7.75, based on five reviews. One resident says: "It is clean everywhere, enough rubbish bins. A very nice school. Lots of nature, nice house where I live. Well accessible and the centre is easily accessible from the neighbourhood." Another resident notes: "The neighbourhood is safe and there is plenty of nature on the dike, where there is also little development." The reviews reflect a quiet, green setting rather than a bustling community. This is [the Verspreide huizen ten noorden van Berlicum neighbourhood], a place where nature and space are the main themes.
Amenities and transport
The daily essentials are close by. Jumbo and Aldi are just around the corner, with PLUS a couple of streets away. Basisschool De Kleine Beer and Basisschool De Parel are both within a ten-minute walk. The GP practice Hoedpraktijk Berlicum and Apotheek Berlicum are just around the corner. Bus line 158 stops at Berlicum, Westakkers, a five-minute walk away. The nearest train station is Rosmalen, about 5.3 km from the home. This part of [the municipality of Sint-Michielsgestel] offers a practical mix of rural living with amenities within reach.
WOZ and address data
The WOZ value was €1,105,000 on the reference date of 1 January 2025. The asking price is 53% above the WOZ value. Between 2020 and 2025 the WOZ value rose by 14%, from €969,000 to €1,105,000. The address-level risk data shows a road traffic noise level of 45 dB Lden, which is not above the noise standard. The foundation risk indication is low, with sand as the soil type. The flood risk is indicated as medium for both the current situation and 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 HRS Makelaars. The listing has been available since 6 September 2026.
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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 Coudenborch 7, Berlicum
How does the asking price compare to the WOZ value?
The asking price is €1,695,000, while the WOZ value was set at €1,105,000 on 1 January 2025. That means the asking price is 53% above the WOZ value. The WOZ value is the municipal valuation, not the current market value, and it is used for tax purposes. The difference between the two is a fact of the listing, and what it means for a potential purchase is for you to weigh up.
What is the layout of this villa?
The agent describes the home as a villa with 8 rooms, 5 bedrooms and 2 bathrooms across 3 floors. The living area is 288 m², and the plot measures 1,165 m². The house has a garden that wraps around it. The volume is 1,326 m³. The property is offered in full ownership, meaning there is no leasehold on the land.
What does the energy label A++ mean for this home?
The energy label is A++, which is an efficient label. According to the agent, the home has roof insulation, double glazing, wall insulation and floor insulation. Heating is provided by a central heating boiler, a heat recovery system and a heat pump. With an efficient label, the energy costs are likely to be on the lower side, though actual costs depend on usage.
What is the foundation risk for this address?
The foundation risk indication for this address is low, with sand as the soil type. This is an area-level indication from public data, not an inspection of this specific home. The flood risk is indicated as medium for both the current situation and for 2050. These are indications at area level, so they describe the broader location rather than this particular property.
What supermarkets are near this home?
There are several supermarkets within easy reach. Jumbo and Aldi are both just under a kilometre away, and PLUS is about a kilometre from the home. Within a 5 km radius there are six supermarkets in total. For daily groceries, the nearest options are a short walk or a quick cycle away.
Which schools are close to this property?
Basisschool De Kleine Beer is about 650 metres away, and Basisschool De Parel is roughly 700 metres from the home. Both are primary schools within a ten-minute walk. There are 12 schools within a 5 km radius, including Theresiaschool and basisschool Herman Jozef. For secondary education, the nearest option is about 4.9 km away.
What public transport options are available?
The nearest bus stop is Berlicum, Westakkers, about 390 metres from the home, served by bus line 158. There are two more stops of the same line within about 800 metres. The nearest train station is Rosmalen, approximately 5.3 km away. This gives a connection to the wider region by both bus and train.
What do residents say about this area?
Residents of the district give it an average score of 7.75, based on five reviews. One resident mentions that it is clean, has a nice school and lots of nature, and that the centre is easily accessible. Another resident says the neighbourhood is safe with plenty of nature along the dike. The reviews describe a green, quiet area, though one resident notes that neighbours are not well known and no neighbourhood events are held.
How has the WOZ value developed over the past five years?
Between 2020 and 2025 the WOZ value rose by 14%, from €969,000 to €1,105,000. The value went from €969,000 in 2020 to €971,000 in 2021, then to €1,037,000 in 2022, dipped to €981,000 in 2023, rose to €1,006,000 in 2024 and reached €1,105,000 in 2025. The reference date for the current value is 1 January 2025.
What is the noise situation at this address?
The road traffic noise level at this address is 45 dB Lden, based on the 2022 reference year. This is not above the noise standard. The data comes from public sources at address level and is an indication for the area rather than a measurement taken at the property itself. The home is described as being on a quiet road.
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