Hôfsleane 40
Berltsum Noord, Waadhoeke
AreaA spacious home in Berltsum Noord
This detached house on Hôfsleane 40 sits in Berltsum Noord, a quiet residential street in the village of Berltsum, part of the municipality of Waadhoeke. Built in 1920, the home has a classic character with a generous plot of 1520 m². The asking price of €795,000 is on the high side compared with the neighbourhood average, and it is the most expensive of the 12 homes currently for sale in this neighbourhood. For context, the average asking price in the area is €391,117, and this home is priced 103% above that figure. If you are looking at [detached houses in Waadhoeke], this is certainly one of the more substantial options.
The home itself
According to the agent, the home has 4 rooms, 3 bedrooms and 1 bathroom spread over 2 floors, with a volume of 847 m³. The living area is listed as 221 m² by the agent, while the BAG registration records 260 m². The plot measures 1520 m² in both sources. The house has a garden around the property, oriented to the northwest, and a detached wooden garage. It is fully owned, with roof insulation, a central heating boiler, electric heating and a wood stove. The energy label is C, which means the home is moderately efficient, so expect reasonable energy costs.
The Berltsum Noord neighbourhood
Berltsum Noord is a small neighbourhood with around 1,280 residents, and the housing stock is predominantly older, with 75% of homes built before 1945. Residents across the municipality of Waadhoeke give their living environment an average score of 7.76, based on 20 reviews. One resident says: "Quiet surroundings, plenty of choice in schools, nature is fine, unfortunately very little to do for both adults and children." Another resident, who gave a score of 9.71, says: "It's a fantastic neighbourhood, people are friendly. You can count on the people who live there." A third resident, with a score of 3.0, mentions "everywhere drunk people, many empty dilapidated houses." These reviews reflect the wider municipality rather than this specific neighbourhood. The neighbourhood has 570 homes, of which 75% are owner-occupied. For more details, you can explore [the Berltsum Noord neighbourhood].
Amenities and transport
Daily errands are easy from this home. The Poiesz supermarket is on your doorstep at just 89 metres, and the GP practice, Apotheekhoudende huisartsenpraktijk Comello, is just around the corner. For primary education, OBS Lyts Libben is a couple of streets away. The nearest pharmacy, Devrimed Apotheek, is in St.-Annaparochie, about 3 km away. For public transport, the bus stop Berltsum, Berlingahiem is just around the corner, served by lines 71 and 893. The nearest train station is Dronryp, about 7.3 km away. The municipality of Waadhoeke offers a rural setting with villages like Berltsum, and you can find more about [the municipality of Waadhoeke] on our site.
WOZ and address data
No WOZ value is available for this property in our records. The address does have some risk indications from public data sources, which are area-level indications rather than an inspection of this specific home. The noise level from road traffic is 53 dB Lden, which is above the noise standard, while aircraft noise is 35 dB Lden, below the standard. The foundation risk indication is elevated, given the home was built in 1920 on clay soil, and the area is a KCAF attention zone where 71% of properties were built before 1970. Pluvial flooding risk is elevated, current flood risk is medium, and heat stress is currently low but medium by 2050.
Source
At the time of writing, the home is offered via multiple channels, including Miedema Makelaars and Miedema Makelaars on Vastgoed Nederland.
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Frequently asked questions
About Hôfsleane 40, Berltsum
What is the asking price for this home?
The asking price is €795,000. This is on the high side compared with the neighbourhood average asking price of €391,117, and it is the most expensive of the 12 homes currently for sale in Berltsum Noord. The price per square metre is €3,597 based on the agent's listed living area of 221 m², which is 37% above the neighbourhood average of €2,625 per m².
How many bedrooms does this home have?
According to the agent, the home has 4 rooms, 3 bedrooms and 1 bathroom spread over 2 floors. The living area is listed as 221 m² by the agent, while the BAG registration records 260 m². The plot measures 1520 m². There is a garden around the property and a detached wooden garage.
What is the energy label of this home?
The energy label is C. This means the home is moderately efficient, so you can expect reasonable energy costs. The home has roof insulation, a central heating boiler, electric heating and a wood stove. It was built in 1920, which is reflected in its classic character.
What is the foundation risk for this property?
The foundation risk indication for this address is elevated, based on public area-level data. The home was built in 1920 on clay soil, which may mean wooden piles or a shallow foundation. The area is a KCAF attention zone where 71% of properties were built before 1970, and 1% of properties in this neighbourhood have an elevated pile rot risk. These are indications at area level, not an inspection of this specific home.
What supermarkets are nearby?
The Poiesz supermarket is just 89 metres away, on your doorstep. There are also other supermarkets within 5 km, including another Poiesz at 2.7 km, an Albert Heijn at 3.7 km, and an Aldi at 4 km. For daily groceries, the nearest Poiesz is very convenient.
What schools are in the area?
The nearest primary school is OBS Lyts Libben at 349 metres, a couple of streets away. Other primary schools within 5 km include IKC Eben Haëzer at 3.1 km and IKC de Wachter at 3.4 km. For secondary education, CSG Ulbe van Houten is at 3.6 km and CSG Comenius in St. Anne is at 3.6 km.
How is the public transport connection?
The nearest bus stop is Berltsum, Berlingahiem at 167 metres, served by lines 71 and 893. There are also stops at Berltsum, Veiling at 299 metres and Berltsum, Ing. C.M. v/d Slikkeleane at 596 metres, all on the same lines. The nearest train station is Dronryp at about 7.3 km.
What do residents say about living in this area?
Residents across the municipality of Waadhoeke give their living environment an average score of 7.76, based on 20 reviews. One resident says: "Quiet surroundings, plenty of choice in schools, nature is fine, unfortunately very little to do for both adults and children." Another says: "It's a fantastic neighbourhood, people are friendly. You can count on the people who live there." A third mentions "everywhere drunk people, many empty dilapidated houses." These reviews reflect the wider municipality, not just Berltsum Noord.
What is the noise situation at this address?
The noise level from road traffic is 53 dB Lden, which is above the noise standard, based on 2022 data. Aircraft noise is 35 dB Lden, which is below the noise standard. These are area-level indications from public data sources, not measurements at the property itself.
How does the price per m² compare with the neighbourhood?
The price per square metre is €3,597, based on the agent's listed living area of 221 m². This is 37% above the neighbourhood average of €2,625 per m². The living area is 48% larger than the neighbourhood average of 149 m², which partly explains the higher price per m².
