Opbroekweg 9
Het Opbroek zuid, Rijssen-Holten
AreaA detached home with a generous plot
This detached house on Opbroekweg 9 sits in Het Opbroek zuid, a residential area on the eastern edge of Rijssen. The home dates from 1935 and has an energy label F, the least efficient label, so expect higher energy costs. The asking price of €647,500 is 2% below the WOZ value, and the price is in line with the market compared to the neighbourhood average. For context, the detached houses in Rijssen-Holten market shows what similar homes go for here.
Inside the home
The agent describes this as a single-family detached house with six rooms, three bedrooms and one bathroom spread over two floors. The living area is listed at 122 m² by the agent, while the BAG registration records 132 m². The plot measures 2,160 m² according to both the agent and the BAG. There is a garden around the house, including a front garden, side garden and a rear garden of 1,700 m² facing north. The home has roof insulation and double glazing, partly double glazing, and is heated by a central heating boiler. It is freehold property.
Life in Het Opbroek zuid
This is a small neighbourhood with around 810 residents, and most households have children. Residents across the municipality of Rijssen-Holten give their living environment an average score of 8.49, based on ten reviews. One resident says: "We have cosy, helpful neighbours. There's always a friendly chat on the street or we have a drink in the front garden in the evening." Another notes: "Very good, nice neighbours and good education. Also not far from the centre." The reviews reflect the wider municipality rather than this specific neighbourhood. The Het Opbroek zuid neighbourhood itself is a quiet residential pocket.
Amenities and transport
The nearest bus stop, Rijssen, Schapendijk, is on your doorstep and serves lines 95 and 500. A couple of streets away, the stop at Rijssen, Gracht also runs line 500. For secondary education, CSG Reggesteyn is just around the corner, and the primary school In Den Climtuin is a five-minute walk. The nearest GP, Huisartsenpraktijk Medisch Centrum Zuid, is a ten-minute walk, with Apotheek MC Rijssen nearby. The train station in Rijssen is a ten-minute walk, and the municipality of Rijssen-Holten has several supermarkets within a short drive.
WOZ value and address data
The WOZ value was set at €663,000 on 1 January 2025, and the asking price sits 2% below that figure. Between 2020 and 2025 the WOZ value rose by 84%, from €361,000 to €663,000. As for the area, road traffic noise is measured at 56 dB Lden, above the noise standard, while railway noise at 31 dB Lden stays below it. The foundation risk indication is low, based on the sandy soil and the pre-1970 construction year. Pluvial flooding and flood risk are both low, now and in 2050. These are area-level indications from public data, not an inspection of this specific home.
Source
At the time of writing the home is offered via multiple channels, including Daan Makelaars - NVM on Funda.
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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 Opbroekweg 9, Rijssen
How does the asking price compare to the WOZ value?
The asking price of €647,500 is 2% below the WOZ value of €663,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The price verdict, calculated against the neighbourhood average asking price, is that the price is in line with the market.
What is the layout of this detached house?
According to the agent, the home has six rooms, three bedrooms and one bathroom across two floors. The living area is listed as 122 m² by the agent, while the BAG registration records 132 m². The plot measures 2,160 m². There is a garden around the house, including a front garden, side garden and a rear garden of 1,700 m² facing north.
What does the energy label F mean for this home?
Energy label F is the least efficient label on the scale, so you can expect higher energy costs for heating and hot water. The home dates from 1935 and has roof insulation and double glazing, partly double glazing, according to the agent. The label itself does not say anything about the condition of the construction.
What is the foundation risk for this address?
The foundation risk indication for this address is low, based on the sandy soil and the fact that the home was built before 1970, in 1935. This is an area-level indication from public data, not an inspection of this specific home. The flood risk and pluvial flooding risk are also low, both now and in 2050.
What public transport options are nearby?
The nearest bus stop, Rijssen, Schapendijk, is about 200 metres away and serves lines 95 and 500. The stop at Rijssen, Gracht is about 240 metres away and also runs line 500. The train station in Rijssen is about 1.6 km away. The bus lines serve local routes, though destinations and frequencies are not stated.
What schools are close to this home?
CSG Reggesteyn, a secondary school, is about 330 metres away. The primary school In Den Climtuin is about 580 metres away, and Beatrixschool is about 770 metres away. There is also a secondary school, Pius X College - Rijssen, at about 840 metres. The nearest primary school according to CBS data is 1.3 km away.
What do residents say about living in this area?
Residents across the municipality of Rijssen-Holten give their living environment an average score of 8.49, based on ten reviews. One resident says: "We have cosy, helpful neighbours. There's always a friendly chat on the street or we have a drink in the front garden in the evening." Another notes: "Very good, nice neighbours and good education. Also not far from the centre." These reviews describe the wider municipality, not this specific neighbourhood.
How has the WOZ value developed over the past five years?
Between 2020 and 2025 the WOZ value rose by 84%, from €361,000 to €663,000. The value increased each year, with the largest jump between 2020 and 2021 when it went from €361,000 to €449,000. The most recent value of €663,000 was set on 1 January 2025.
