Koestraat 3

The asking price is €3,300,000 for a detached house with 378 m² of living space according to the BAG registration, on a plot of 41,335 m². That works out to €8,730 per square metre based on the BAG floor area. The asking price sits 112% above the WOZ value of €1,556,000, which is a notable difference. Whether that is justified depends on how you weigh the size of the plot and the age of the home.

The home carries an energy label of A+++, which is an efficient label. The house was built in 2017, so it is a relatively recent construction. The listing does not provide further details on insulation or heating installations. The label itself tells you the home is efficient in energy terms, which means you can expect relatively low energy costs compared with less efficient labels.

The WOZ value is €1,556,000 with a reference date of 1 January 2025. This is the municipal valuation, not the current market value. The asking price of €3,300,000 is 112% above this WOZ value. Over the five years between 2020 and 2025, the WOZ value rose by 30%, from €1,200,000 to €1,556,000. The WOZ value is set by the municipality and can differ from what a buyer is willing to pay.

The address-level risk data comes from public sources such as Atlas Leefomgeving and the Klimaateffectatlas, and gives indications at area level rather than an inspection of this specific home. The noise load from road traffic is 42 dB Lden and from air traffic 48 dB Lden, both below the noise standard. The foundation risk indication is low on sandy soil. The indications for pluvial flooding, current flood risk and flood risk in 2050 are all low.

The nearest supermarket is an Albert Heijn at about 3.2 km, with an Aldi at roughly the same distance and a Jumbo just beyond that. In total there are seven supermarkets within five kilometres. For daily groceries you would need to travel a short distance, given the rural character of the area. The nearest GP practice is Huisartsenpraktijk Riel at about 1.6 km.

The Verspreide huizen Riel neighbourhood has around 235 residents, with most households being families with children. Nearly all homes are owner-occupied and the area is not urban at all, with a very low address density. Residents of the municipality of Goirle give their living environment an average score of 7.65 out of 10, based on seven reviews. One resident says: "I have no trouble with anyone, I get along with everyone."

The nearest bus stop is Riel, Looienhoek at about 444 metres, served by line 137. A bit further, at Riel, Veertels, lines 137 and 637 stop at about 845 metres. The nearest train station is Tilburg Universiteit at roughly 6.3 km. For train travel you would need to get to Tilburg, which is a short drive or cycle away. The bus lines serve the local area, though the listing does not state their destinations.

The nearest primary school is Kindcentrum De Vonder at about 1.6 km, with Basisschool Kameleon at around 3 km. In total there are twelve schools within five kilometres. For secondary education, the nearest option is about 5.3 km away. The nearest childcare centre is at roughly 2.1 km. These distances reflect the rural setting of the home, where facilities are spread out.

The plot measures 41,335 m², which is an exceptionally large piece of land for a detached house. The living area is 378 m² according to the BAG registration. The listing does not state how the plot is used, such as garden, meadow or woodland. With such a large plot, the outdoor space is a defining feature of this property, though the listing gives no further details on its layout or condition.

Between 2020 and 2025 the WOZ value rose by 30%, from €1,200,000 to €1,556,000. The value increased each year, with the largest jump between 2021 and 2022 when it went from €1,242,000 to €1,408,000. The most recent value, with reference date 1 January 2025, is €1,556,000. This development reflects the municipal valuation over time, not the current market value or the asking price.