Zandbergsestraat 17
Buitengebied Graauw, Hulst
AreaA detached house on a large plot
This detached house on Zandbergsestraat 17 in Graauw sits in the Buitengebied Graauw area, a rural corner of the municipality of Hulst. Built in 1995, the home comes with a plot of 950 m², which gives it plenty of outdoor space. The asking price of €489,000 works out at €3,677 per m² based on the agent's floor area. That puts the price on the high side compared with other [detached houses in Hulst].
The home itself
The agent lists the living area at 133 m², while the BAG registration records 154 m². According to the agent, the house has four rooms, three bedrooms and two bathrooms spread over two floors, with a volume of 554 m³. There is a garden around the house and an attached brick garage. The property is freehold, heated by a central heating boiler, and the agent states there is no insulation. The energy label is B.
Life in Buitengebied Graauw
Graauw is a small village with about 260 residents, and the surrounding area is quiet and rural. Residents across the municipality of Hulst give their living environment an average score of 7.66, based on seven reviews. One resident calls it a "cosy neighbourhood", while another says it is "beautiful and quiet" but notes that "everything is so far away". A third resident describes it as "a fantastic little village, lovely forest, nice people". The reviews reflect the wider municipality rather than this specific neighbourhood. [The Buitengebied Graauw neighbourhood] itself is sparsely built, with an address density of 30 per km².
Amenities and transport
The nearest supermarket, a SPAR, is a ten-minute drive away, and other options like Lidl, Jumbo, Aldi and Albert Heijn are a bit further. For primary education, Ter Doest is the closest school, a couple of streets away, with Moerschans a bit further. The nearest GP is Huisartsenpraktijk Pallion in Hulst, with Service Apotheek Nobel next door. Bus line 589 stops at Zandberg, Dorp just around the corner, and the nearest train station is Rilland-Bath. [The municipality of Hulst] covers the surrounding area.
WOZ value and address data
The WOZ value for 2025 is €440,000, with a reference date of 1 January 2025. The asking price is 11% above that WOZ value. Between 2020 and 2025, the WOZ value rose by 40%, from €315,000 to €440,000. As for address-level risks, the noise load from road traffic is 56 dB Lden, above the noise standard, based on 2022 data. The foundation risk indication is medium, with clay soil noted as sensitive to settlement, and the area is a KCAF attention zone. 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 Kindt & Biesbroeck Makelaardij and Kindt + Biesbroeck Vastgoed en Beheer.
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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 Zandbergsestraat 17, Graauw
How does the asking price compare to the WOZ value?
The asking price of €489,000 is 11% above the WOZ value of €440,000, which was set with a reference date of 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Between 2020 and 2025, the WOZ value increased by 40%, from €315,000 to €440,000.
What is the layout of this house?
According to the agent, the house has four rooms, three bedrooms and two bathrooms spread over two floors, with a volume of 554 m³. There is a garden around the house and an attached brick garage. The agent lists the living area at 133 m², while the BAG registration records 154 m². The property is freehold and heated by a central heating boiler.
What is the energy label and what does it mean for costs?
The energy label is B, which is an efficient label. The agent states there is no insulation, so heating costs will depend on the central heating boiler and how the home is used. The label reflects the official registration, not a detailed assessment of the home's current condition.
What is the foundation risk for this address?
The foundation risk indication for this address is medium, based on area-level data. The soil is clay, which is sensitive to settlement, and the postcode area is a KCAF attention zone where 70% of buildings were constructed before 1970. In this neighbourhood, 3% of buildings have an elevated pile-rot risk. These are indications at area level, not an inspection of this specific home.
What is the noise situation around this home?
The noise load from road traffic at this address is 56 dB Lden, which is above the noise standard, based on 2022 data. This is an area-level indication from public risk data, not a measurement taken at the property itself. The figure reflects the general noise exposure in the surrounding area.
What amenities are nearby?
The nearest supermarket is a SPAR, about a ten-minute drive away, with Lidl, Jumbo, Aldi and Albert Heijn a bit further. The closest primary school is Ter Doest, a couple of streets away. The nearest GP is Huisartsenpraktijk Pallion in Hulst, with Service Apotheek Nobel nearby. Bus line 589 stops at Zandberg, Dorp just around the corner.
How do residents rate living in this area?
Residents across the municipality of Hulst give their living environment an average score of 7.66, based on seven reviews. One resident calls it a "cosy neighbourhood", another says it is "beautiful and quiet" but notes that "everything is so far away", and a third describes it as "a fantastic little village, lovely forest, nice people". These reviews reflect the wider municipality, not just this neighbourhood.
What is the flood risk for this property?
The pluvial flooding risk at this address is elevated, meaning there is a higher chance of flooding from heavy rain. The current flood risk from rivers or the sea is low, and it is expected to remain low in 2050. These are area-level indications from the Klimaateffectatlas, not an assessment of this specific home.
How far is the nearest train station?
The nearest train station is Rilland-Bath, which is about 12.9 km away. The closest bus stop is Zandberg, Dorp, just around the corner, served by bus line 589. For longer journeys, the train station requires a drive or a longer bus connection.
What is the neighbourhood like in terms of population?
The Buitengebied Graauw neighbourhood has about 260 residents. Around 27% of households are single-person households, 32% are households with children, and 41% are households without children. The average household size is 2.3 people. The area is sparsely built, with an address density of 30 per km².
