A detached house on a generous plot
Tucked away in Middelrode, a small village within the municipality of Sint-Michielsgestel, this detached house from 1965 sits on a plot of 780 m². The living area according to the BAG registration is 123 m², while the agent lists 96 m². With an asking price of €650,000, the price is on the high side compared to the average asking price in the neighbourhood. For context, detached houses in Sint-Michielsgestel are listed at an average of €602,000.
The home itself
The house offers five rooms, including three bedrooms and one bathroom. The energy label is C, which means you can expect moderate energy costs. The property was built in 1965, a fact that speaks to its age but says nothing about its condition. The plot of 780 m² provides ample outdoor space, though the listing does not specify whether there is a garden, balcony, or garage.
Life in Middelrode
Middelrode is a village with about 1,420 residents, where a quarter of households are single-person and nearly four in ten have children. Residents of the municipality of Sint-Michielsgestel give their living environment an average score of 7.86, based on seven reviews. One resident says: "It is clean everywhere, enough bins. A very nice school. Lots of nature, nice house where I live. Well accessible and the centre is easily accessible from the neighbourhood." Another notes: "Good neighbourhood, involved and helpful." A third adds: "Good neighbours and surroundings. The greenery is well maintained." The reviews reflect the wider municipality, not just this neighbourhood. For more on the Middelrode neighbourhood, you can see what the area has to offer.
Amenities and transport
For daily errands, the Aldi, Jumbo, and PLUS supermarkets are all a couple of streets away, roughly a ten-minute walk. Basisschool Herman Jozef is just around the corner, and the nearest GP, Hoedpraktijk Berlicum, and pharmacy, Apotheek Berlicum, are both about a ten-minute walk. Bus line 158 stops at Middelrode, Brugstraat, a couple of streets away, and the nearest train station is Rosmalen, about 7 km off. The municipality of Sint-Michielsgestel offers a range of services and amenities, as you can see on the municipality of Sint-Michielsgestel page.
WOZ and address data
The WOZ value, set by the municipality on 1 January 2025, is €501,000. The asking price is 30% above this value. Between 2020 and 2025, the WOZ value rose by 47%, from €341,000 to €501,000. As for the address, the noise level from road traffic is 54 dB Lden, which is above the norm, based on 2022 data. The foundation risk indication is low, and the soil type is sand. For climate, pluvial flooding risk is low, current flood risk is medium, and by 2050 it is expected to be low. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered only via NL Wonen.
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Features
Details of this home
Transfer
Price
Areas and volume
Layout
Construction
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 Zandstraat 25, Berlicum
How does the asking price compare to the WOZ value?
The asking price of €650,000 is 30% above the WOZ value of €501,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price is also on the high side compared to the average asking price of €602,000 for homes in the neighbourhood.
What is the layout of the house?
The house has five rooms in total, including three bedrooms and one bathroom. The living area is listed as 96 m² by the agent, while the BAG registration records 123 m². The plot measures 780 m². The energy label is C, so expect moderate energy costs.
What is the WOZ value and how has it developed?
The WOZ value is €501,000, with a reference date of 1 January 2025. Over the past five years, the value has increased by 47%, from €341,000 in 2020 to €501,000 in 2025. This reflects the municipal valuation, which may differ from the asking price.
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 norm, based on 2022 data. This is an area-level indication from public data, not a measurement taken at the property itself.
What is the foundation risk for this home?
The foundation risk indication for this address is low, and the soil type is sand. This is based on area-level data, not an inspection of the property. The home was built in 1965, but the risk level does not imply any specific condition of the foundation.
What flood risks are associated with this address?
The current flood risk is medium, while the risk of pluvial flooding (from heavy rain) is low. By 2050, the flood risk is expected to be low. These are area-level indications from the Klimaateffectatlas, not a guarantee for this specific property.
Which supermarkets are nearby?
The nearest supermarkets are Aldi, Jumbo, and PLUS, all located about 2.3 km away, which is roughly a ten-minute walk. There are seven supermarkets within a 5 km radius, so you have several options for groceries.
What schools are close to this home?
Basisschool Herman Jozef is the nearest primary school, about 600 m away, just around the corner. Other primary schools within a few kilometres include Basisschool De Kleine Beer, Basisschool De Parel, and Theresiaschool. For secondary education, the nearest school is about 4.7 km away.
How is the public transport connection?
Bus line 158 stops at Middelrode, Brugstraat, about 500 m away, and also at Middelrode, Haffertsestraat, a similar distance. The nearest train station is Rosmalen, about 6.8 km away. This gives you options for both local and regional travel.
What do residents say about living in this area?
Residents of the municipality of Sint-Michielsgestel give their living environment an average score of 7.86, based on seven reviews. One resident mentions the cleanliness and nature, while another highlights the helpful neighbours. A third notes that the greenery is well maintained. These reviews reflect the wider municipality, not just this neighbourhood.
