A spacious villa in Noordoost Alphen
This detached villa on Goedentijd 40B sits on a quiet road in a residential area of Noordoost Alphen, a neighbourhood in the town of Alphen (Nb). Built in 1991, the home offers a living area of 157 m² on a plot of 690 m². The asking price of €850,000 is on the high side compared to the average asking price in the neighbourhood. For context, the average asking price for detached houses in Alphen-Chaam is €542,500.
The home itself
The villa has five rooms, including three bedrooms and one bathroom, spread over two floors. The total volume is 592 m³. Outside, there is a rear garden of 343 m² facing southeast, accessible via the back, plus a front garden. A detached brick garage provides parking and storage. The property also features a French balcony. According to the agent, the home is fully insulated, with roof insulation, double glazing, wall insulation and floor insulation. Heating is provided by a central heating boiler, a gas fireplace and partial underfloor heating. The property is freehold.
Life in Noordoost Alphen
Residents of the district of Alphen give their living environment an average score of 8.33, based on three reviews. One resident describes the area as protective: "Everyone knows everyone. People look out for each other. It's a cosy, open and accessible neighbourhood." Another calls it a social neighbourhood: "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 neighbourhood has around 1,200 inhabitants, and most homes were built between 1990 and 2010. For more on the area, see the Noordoost Alphen neighbourhood.
Amenities and transport
The daily essentials are close by. The PLUS supermarket is just around the corner, and the nearest primary school is a five-minute walk away. The GP practice is a couple of streets away, and the pharmacy is about 5 km from the home. For public transport, the bus stop Alphen, Goedentijd is on your doorstep, with lines 137 and 637. The nearest train station is Tilburg Reeshof, about 10 km away. For a wider range of services, the municipality of Alphen-Chaam offers more options.
WOZ value and address data
The WOZ value of the home is €685,000, based on the reference date 1 January 2025. The asking price is 24% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 38%, from €497,000 to €685,000. According to public risk data at address level, the noise load from road traffic is 55 dB Lden, which is above the noise standard, while aircraft noise is 35 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 both 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.
Source
At the time of writing, the home is offered via multiple channels, including Van de Water Makelaars Tilburg.
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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 Goedentijd 40B, Alphen (Nb)
How does the asking price compare to the neighbourhood average?
The asking price of €850,000 is 57% above the average asking price in Noordoost Alphen, which is €542,500. The price per square metre is €5,414, based on the agent's listed living area of 157 m². This is 23% higher than the neighbourhood average of €4,413 per m². The price verdict is that the asking price is on the high side compared to the neighbourhood average.
What is the layout of this detached house?
The villa has five rooms in total, including three bedrooms and one bathroom, spread over two floors. The living area is 157 m², and the total volume is 592 m³. There is a rear garden of 343 m² facing southeast, accessible via the back, plus a front garden. A detached brick garage is also present, and there is a French balcony.
What is the WOZ value of this home?
The WOZ value is €685,000, based on the reference date 1 January 2025. The asking price of €850,000 is 24% above this WOZ value. Over the past five years, the WOZ value has increased by 38%, from €497,000 in 2020 to €685,000 in 2025. The WOZ value is the municipal valuation, not the current market value.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public risk data (KCAF). The soil type is sand. This is an area-level indication, not an inspection of this specific home. The data comes from public sources and gives a general picture of the area, not a verdict on the condition of this property.
What are the nearest amenities and public transport options?
The PLUS supermarket is about 500 metres away, and the nearest primary school is about 400 metres away. The GP practice is about 300 metres away, and the pharmacy is about 5 km away. The nearest bus stop is Alphen, Goedentijd, about 94 metres away, with lines 137 and 637. The nearest train station is Tilburg Reeshof, about 10 km away.
What is the neighbourhood of Noordoost Alphen like?
Residents of the district of Alphen give their living environment an average score of 8.33, based on three reviews. One resident describes it as a cosy, open and accessible neighbourhood where people look out for each other. Another mentions it is quiet and reliable, with no nuisance. A third resident finds it nice but with too little to do. The neighbourhood has about 1,200 inhabitants.
What is the energy label of this home?
The energy label is B. According to the agent, the home is fully insulated, with roof insulation, double glazing, wall insulation and floor insulation. Heating is provided by a central heating boiler, a gas fireplace and partial underfloor heating. The energy label indicates the energy performance of the home, which affects expected energy costs.
Is there a garden and parking at this property?
Yes, there is a rear garden of 343 m² facing southeast, accessible via the back, plus a front garden. There is also a detached brick garage, which provides parking and storage. The property is freehold, so you own the land and the building outright.
