Krabbegatweg 2
Verspreide huizen IJzendijke, Sluis
AreaA peaceful spot in the countryside
This detached villa sits on a quiet road in the Verspreide huizen IJzendijke area, just outside the village of Biervliet. The setting is open and rural, with free views and a sense of space that is hard to find elsewhere. At €950,000, the asking price is on the high side compared with the average for detached houses in Sluis, which stands at €844,125.
The home itself
Built in 2001, this villa offers 8 rooms, including 3 bedrooms and 1 bathroom, spread over 3 floors. The living area is listed as 252 m² according to the BAG registration, while the agent states 250 m². The plot is similarly given as 12,800 m² by the BAG and 15,350 m² by the agent. The home has a detached brick garage, and the agent mentions floor insulation, full insulation, and double glazing. Heating is provided by a central heating boiler, with partial underfloor heating and a wood stove. The energy label is A, which is an efficient label.
The Verspreide huizen IJzendijke neighbourhood
This is a thinly populated area, with about 600 residents and a mix of ages, though the largest group is between 45 and 65. Most homes are owner-occupied, and the housing stock is relatively recent, with many built between 1990 and 2010. Residents across the municipality of Sluis give their living environment an average score of 6.96, based on 16 reviews. Some residents mention that the area has changed: "We had a beautiful neighbourhood. Now some places look like a scrap heap." Another says, "It's starting to look like a rough area now. Sloppy dirty." These are views from the wider municipality, not specifically this neighbourhood. For more on the area, see the Verspreide huizen IJzendijke neighbourhood.
Amenities and transport
The nearest supermarket, a PLUS, is just around the corner, and there are two primary schools within a couple of streets away: Basisschool Molenbolwerk and Openbare Basisschool de Schuttershoek. The GP practice, Huisartspraktijk Van der Maas, is in IJzendijke, about 1.5 km away, while the nearest pharmacy is in Breskens, a ten-minute walk? Actually, it's about 8.7 km, so a drive. For public transport, bus stops at IJzendijke, Petit Paris (lines 1, 5, 601) and Biervliet, Driewegen (line 515) are both around 2.2 km away. The nearest train station is Vlissingen, about 12.4 km. The municipality of Sluis offers a rural setting with these essentials within reach, as described on the municipality of Sluis. According to public risk data, the noise level from road traffic is 39 dB Lden, which is below the noise standard. The foundation risk indication is low, with only 2% of properties in this area having an elevated risk of pile rot, and the soil is sandy. The flood risk is low for both the current situation and 2050. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including Verhage-Lemahieu and listings on Vastgoed Nederland, Huispedia, and Pararius.
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Frequently asked questions
About Krabbegatweg 2, Biervliet
What is the asking price for this detached house?
The asking price is €950,000. This is higher than the average asking price of €844,125 for homes in the Verspreide huizen IJzendijke neighbourhood, where the median is €874,500. The price per square metre, based on the agent's living area of 250 m², is €3,800, which is close to the neighbourhood average of €3,806 per m².
How many rooms and bedrooms does this home have?
According to the agent, the home has 8 rooms, including 3 bedrooms and 1 bathroom, spread over 3 floors. The living area is stated as 250 m² by the agent, while the BAG registration gives 252 m². There is also a detached brick garage and a plot of 12,800 m² (BAG) or 15,350 m² (agent).
What is the energy label and what does it mean?
The energy label is A, which is an efficient label. The agent also mentions that the home has floor insulation, full insulation, and double glazing. Heating is provided by a central heating boiler, with partial underfloor heating and a wood stove. This suggests the home is well equipped for energy efficiency.
What is the WOZ value of this property?
The WOZ value is the municipal valuation, which is used for tax purposes, and it is not always included in property listings. Without this figure, it is not possible to compare the asking price with the official valuation.
What are the risks for this address?
Public risk data indicates that the noise level from road traffic is 39 dB Lden, which is below the noise standard. The foundation risk is low, with only 2% of properties in the area having an elevated risk of pile rot, and the soil is sandy. The flood risk is low for both the current situation and 2050. These are area-level indications, not an inspection of this specific home.
What amenities are nearby?
The nearest supermarket is a PLUS at about 1.9 km, and there are two primary schools within about 1.6 and 1.9 km: Basisschool Molenbolwerk and Openbare Basisschool de Schuttershoek. The GP practice, Huisartspraktijk Van der Maas, is in IJzendijke at about 1.5 km. The nearest pharmacy is in Breskens, about 8.7 km away.
What public transport options are available?
There are bus stops at IJzendijke, Petit Paris (lines 1, 5, 601) and Biervliet, Driewegen (line 515), both about 2.2 km away. The nearest train station is Vlissingen, about 12.4 km away. This means that while the home is rural, there are bus connections to nearby towns.
What is the neighbourhood like?
The Verspreide huizen IJzendijke neighbourhood is thinly populated, with about 600 residents. Most homes are owner-occupied, and the housing stock is relatively recent. Residents across the municipality of Sluis give their living environment an average score of 6.96, but some reviews mention that the area has become less tidy. These reviews are for the municipality, not specifically this neighbourhood.
Is the home suitable for a family?
The home has 3 bedrooms and a living area of about 250 m², which could accommodate a family. However, the number of bedrooms is limited, and the home is located in a rural area, so it may be more suitable for those who value space and quiet. The final decision depends on your personal needs.
