A spacious detached home in Draaiboom
Linge 31 is a detached house in the Draaiboom neighbourhood of Kaatsheuvel, a quiet residential area with an open view. Built in 1998, this home offers a living area of 153 m² according to the BAG registration, while the agent lists 137 m². The asking price of €690,000 is on the high side compared to the average asking price in the neighbourhood, and it is the most expensive of the 11 homes currently for sale here. For context, the average asking price for detached houses in Loon op Zand is €503,227.
Inside this home
The house has five rooms, including four bedrooms and two bathrooms, spread over two floors. The volume is 583 m³. There is a garden on three sides: a back garden of 103 m², a front garden and a side garden, with the back garden facing east and accessible via the rear. The garage is integrated into the house. The property is freehold, and according to the agent it has roof, wall and floor insulation, plus a central heating boiler. The energy label is B.
Life in Draaiboom
Draaiboom is a small neighbourhood with about 1,880 residents, and the homes here are mostly from the 1970s and later. Residents of the district of Kaatsheuvel-West give their area an average score of 7.35, based on four reviews. One resident says the area has become increasingly tidy and greener, with the municipality active around Vossenbergselaan and its side streets. Another resident describes it as a beautiful neighbourhood, centrally located with friendly residents. The reviews reflect the wider district rather than this specific neighbourhood. The Draaiboom neighbourhood itself has a mix of households, with 41% of them having children.
Amenities and transport
For daily errands, the Lidl is a ten-minute walk away, and the Albert Heijn is just around the corner. Primary school RK Basisschool De Kinderboom is on your doorstep, and Openbare Basisschool Den Bussel is a ten-minute walk. The GP practice Gezondheidscentrum Pannenhoef is a couple of streets away, and the pharmacy Boots Apotheek 't Vaartskwartier is a ten-minute walk. Bus stops at Europalaan and Paulus Potterplein are a couple of streets away, served by line 136 and line 206. The nearest train station is Tilburg Reeshof, about 8.5 km away. The municipality of Loon op Zand covers the wider area.
WOZ value and address data
The WOZ value for this home is €617,000, with a reference date of 1 January 2025. The asking price is 12% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 39%, from €443,000 to €617,000. As for the address, the noise level from road traffic is 54 dB Lden, which is above the noise standard, while aircraft noise is 42 dB Lden, below the standard. The foundation risk indication is low, with sandy soil. For climate, the indications for pluvial flooding and current flood risk are low, and heat stress is currently low but medium by 2050. These are area-level indications from public data, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via two channels, both through Van de Zande Makelaardij Kaatsheuvel.
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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 Linge 31, Kaatsheuvel
How does the asking price compare to the neighbourhood average?
The asking price of €690,000 is 37% above the average asking price in Draaiboom, which is €503,227. It is also the most expensive of the 11 homes currently for sale in the neighbourhood. The price per square metre, based on the agent's listed living area of 137 m², is €5,036, which is 23% above the neighbourhood average of €4,093 per m².
What is the layout of this detached house?
The house has five rooms in total, including four bedrooms and two bathrooms, spread over two floors. The living area is 153 m² according to the BAG registration, while the agent lists 137 m². The volume is 583 m³. There is a back garden of 103 m², plus a front and side garden, with the back garden facing east and accessible via the rear. The garage is integrated into the house.
What is the WOZ value of this home?
The WOZ value is €617,000, with a reference date of 1 January 2025. The asking price of €690,000 is 12% above this value. Over the past five years, the WOZ value has increased by 39%, from €443,000 in 2020 to €617,000 in 2025. The WOZ value is the municipal valuation, not the current market value.
What are the noise levels around this address?
The noise level from road traffic at this address is 54 dB Lden, which is above the Dutch noise standard. Aircraft noise is 42 dB Lden, which is below the standard. These figures come from public data at the address level and are indications for the area, not a measurement inside the home itself.
Which supermarkets are nearby?
The nearest supermarkets are the Lidl at about 1.5 km, the Albert Heijn at about 1.7 km, and the Aldi at about 1.7 km. The Jumbo is at about 1.8 km. These are all within a short drive or a longer walk from the home.
What schools are close to this home?
The nearest primary school is RK Basisschool De Kinderboom, about 364 metres away. Openbare Basisschool Den Bussel is about 720 metres away, and RK Basisschool De BERK is about 997 metres away. For secondary education, Van Haestrecht College is about 1.4 km away.
How is the public transport connection from this address?
The nearest bus stops are Kaatsheuvel, Europalaan and Kaatsheuvel, Paulus Potterplein, both about 620 metres away. Bus line 136 serves both stops, and line 206 also stops at Paulus Potterplein. The nearest train station is Tilburg Reeshof, about 8.6 km away.
What is the energy label and what does it mean for costs?
The energy label is B. This label indicates the home's energy performance, and a B label generally means moderate energy costs compared to less efficient labels. The agent also states that the home has roof, wall and floor insulation, which can help with energy efficiency.
What is the foundation risk at this address?
The foundation risk indication for this address is low, and the soil type is sand. This is an area-level indication based on public data, not an inspection of the specific home. It gives a general sense of the risk in the area, but a structural survey would be needed for a definitive assessment.
