Nijnselseweg 35
’t Eigen en Hoogstraat, Son en Breugel
AreaA characterful detached house in Son en Breugel
This detached house on Nijnselseweg 35 sits in the 't Eigen en Hoogstraat neighbourhood of Son en Breugel, a village where residents know each other by name. Built in 1920, the home has a lived-in character that a century of history brings. With a living area of 170 m² according to the agent, it is a substantial family home. The asking price of €749,000 is on the high side compared with the neighbourhood average, and it is also above the average for detached houses in Son en Breugel.
Inside the home
The agent describes a house with seven rooms, four bedrooms and one bathroom spread over two floors, with a volume of 660 m³. The garden wraps around the property: a front garden, side garden, a 280 m² back garden and a sun terrace, all accessible from the west via the back alley. There is no garage, though the agent notes one could be added. The home is freehold, and the agent lists insulation including roof insulation, cavity wall insulation and floor insulation, with mostly double glazing and some HR glazing. Heating comes from a combi boiler and a gas fireplace.
Life in 't Eigen en Hoogstraat
Residents across the municipality of Son en Breugel give their living environment an average score of 8.42, based on three reviews. One resident says: "Close to the deer park and a nice piece of forest. Ideal for dog owners because it's an off-leash area. Several schools and shops in the area, bus connection nearby." Another adds: "I've lived in this little village my whole life. There's plenty to do: petting zoos, restaurants, breweries, sports and hobby spaces, and many events are organized." The neighbourhood itself counts around 3,480 inhabitants, with 73% of the housing stock owner-occupied. For a closer look at the area, see the 't Eigen en Hoogstraat neighbourhood.
Amenities and getting around
The Coop supermarket is just around the corner, with Albert Heijn and Aldi a ten-minute walk away. Basisschool De Stokland is a couple of streets away, and BS BuitensteBinnen is a five-minute walk. The nearest GP is Medisch Centrum de Linden, Huisartspraktijk Bollen, and the BENU Apotheek de Linden pharmacy is nearby. Bus stop Breugel, Pallaspad is on your doorstep with line 21, and Breugel, Thorbeckelaan with line 260 is just around the corner. The nearest train station is Best, about 8.5 km away. The municipality of Son en Breugel offers a mix of village life and access to the wider region, as described on the municipality of Son en Breugel.
WOZ value and address data
The WOZ value for 2025 is €685,000, based on the reference date 1 January 2025. The asking price sits 9% above this value. Between 2020 and 2025, the WOZ value rose by 47%, from €466,000 to €685,000. As for address-level risk data, the noise indication for road traffic is 50 dB Lden, above the noise standard, while aircraft noise is 38 dB Lden, below the standard. The foundation risk indication is low, and the soil type is sand. For climate, pluvial flooding at heavy rain is indicated as medium, while flood risk is low both now and in 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 Kruijswijk Makelaardij o.g.
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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 Nijnselseweg 35, Son En Breugel
How does the asking price compare with the WOZ value?
The WOZ value for this home is €685,000, based on the reference date 1 January 2025. The asking price of €749,000 is 9% above that WOZ value. The WOZ value is the municipal valuation, not the current market value, and it rose by 47% between 2020 and 2025, from €466,000 to €685,000.
How many bedrooms does this house have?
According to the agent, the house has seven rooms in total, including four bedrooms and one bathroom, spread over two floors. The living area is 170 m² as listed by the agent, while the BAG registration records 164 m². The plot measures 642 m² according to both the agent and the BAG registration.
What is the energy label and what does it mean for costs?
The energy label is D. This is not the most efficient label, so you can expect moderate energy costs compared with more efficient homes. The agent does list insulation measures including roof insulation, cavity wall insulation and floor insulation, with mostly double glazing and some HR glazing. The label itself does not tell you the structural condition of the home.
What is the foundation risk indication for this address?
The foundation risk indication for this address is low, according to public risk data at address level. The soil type is sand, and the home was built before 1970, in 1920. This is an area-level indication based on public data, not an inspection of this specific home.
What is the noise situation around this home?
The address-level risk data indicates road traffic noise of 50 dB Lden, which is above the noise standard, based on 2022 data. Aircraft noise is 38 dB Lden, which is below the standard. These are area-level indications from public data, not measurements taken at the property itself.
Which supermarkets are closest to this home?
The Coop supermarket is about 356 metres away, just around the corner. Albert Heijn and Aldi are both about 1.7 km away, a ten-minute walk or short cycle. There are six supermarkets within 5 km, so daily groceries are well covered.
What schools are near this property?
Basisschool De Stokland is about 298 metres away, a couple of streets from the home. BS BuitensteBinnen is about 585 metres away, a five-minute walk. There are 16 schools within 5 km, all primary education. There is no secondary school in the immediate area, as one resident noted.
How is the public transport connection here?
Bus stop Breugel, Pallaspad is about 171 metres away, on your doorstep, with line 21. Breugel, Thorbeckelaan is about 315 metres away with line 260, and Breugel, Doormanlaan about 466 metres away with lines 21 and 260. The nearest train station is Best, about 8.5 km away.
What do residents say about living in this area?
Residents across the municipality of Son en Breugel give their living environment an average score of 8.42, based on three reviews. One resident mentions the deer park and forest nearby, ideal for dog owners, with schools, shops and a bus connection close by. Another describes a lively village with petting zoos, restaurants, breweries and events, where almost everyone knows each other.
How does this home compare with the neighbourhood average?
The asking price of €749,000 is 59% above the neighbourhood average asking price of €470,267. The living area of 170 m² is 30% larger than the neighbourhood average of 131 m². The price per m² is €4,406 based on the agent listing, compared with a neighbourhood average of €3,634 per m².
