Homes for sale in Oudheusden, Heusden
Looking for a home to buy in Oudheusden? Check the current listings on this page, including prices and selling times.
House prices in Oudheusden: what do you pay and how does that compare to the rest of Heusden?
Oudheusden is predominantly an owner-occupied neighbourhood: 57% of the housing stock consists of owner-occupied homes, while 43% is rented out, a large part of which through housing associations. The average WOZ value is €290,000, which is clearly lower than the municipal average of €406,000 for Heusden as a whole. That difference is striking and says something about the type of housing and the construction period of the stock here.
If you look at the actual prices paid over the past twelve months, the average purchase price is €391,643, with an average living area of 114 m². The range runs from €285,000 to €700,000, indicating that both entry-level homes and more spacious owner-occupied houses come onto the market. The number of transactions is limited: only 14 homes were sold in a year. That makes Oudheusden a relatively small market. View the current supply and current asking prices at the top of this page.
Living in Oudheusden: a quiet neighbourhood with a few rough edges
Oudheusden is a small residential core within the municipality of Heusden, sandwiched between Drunen and Vlijmen. The neighbourhood has a predominantly green and quiet character, with spacious single-family homes and a population that largely consists of families and middle-aged people. The largest age group is 45 to 65 years, but young families are also well represented. It is not a neighbourhood with a lot of bustle or hospitality, but that is not what people are looking for here either.
Residents give the neighbourhood on the Oudheusden neighbourhood page an average score of 6.4 out of 10. The scores vary: green space scores 7.0, education even 8.0, and housing comes in at 7.3. But safety (5.3) and sense of community (5.0) pull the average down. Resident Anita Moonen Timmermans writes that she has a nice apartment, but that the neighbourhood disappoints her: "I can't really say it's safe, they tear through the streets with cars or fatbikes." Another resident, Loek, mentions Hamelpark and the adjoining streets as a place where road safety really deserves attention: "Although all of Oudheusden is designated as a residential area, for some it seems more like a race track." These are signals you should take seriously as a buyer, especially if you want to live there with children.
In terms of amenities, Oudheusden is limitedly self-sufficient. For daily groceries you rely on Drunen or Vlijmen, both a few minutes' drive away. Primary education is available in the immediate vicinity, which explains the high education score. The green spaces in the neighbourhood, including Hamelpark, are a plus. Sports facilities are available in and around the core. For larger amenities, shops and healthcare you drive to Drunen or to 's-Hertogenbosch, which is easily accessible via the A59. A car of your own in Oudheusden is not a luxury but a necessity: public transport is limited and there is no train station in the immediate vicinity. If you are looking for more urban proximity, you can also look at Vlijmen or Drunen, both of which offer a slightly higher level of amenities. More about living in the municipality can be found on the website of the municipality of Heusden.
For whom is a home for sale in Oudheusden a good choice?
Oudheusden mainly appeals to families and movers who are looking for space at a price that is lower than the municipal average. First-time buyers can get a foot in the door here, especially at the lower end of the market around €285,000, although supply is scarce. Be prepared for additional costs such as transfer tax (2% for non-starters) and notary fees. The limited number of transactions per year means you have to act quickly when something becomes available. If you are still unsure whether buying is the right time, you can also look at rental homes in Oudheusden as an alternative. For a broader picture of the purchase market in the region, see also homes for sale in Heusden.
Finding available homes for sale in Oudheusden
Buurtje.nl combines the current housing supply with resident reviews and neighbourhood statistics, so you not only know what a home costs but also what it is really like to live in Oudheusden. Also compare with other cores in the municipality, such as Nieuwkuijk, Haarsteeg or Elshout, to determine which neighbourhood suits you best.
Frequently asked questions
What is the average cost of buying a house in Oudheusden?
The average purchase price in Oudheusden over the past twelve months was €391,643, with an average living area of 114 m². Prices ranged from €285,000 to €700,000. The average WOZ value is €290,000, which is lower than the municipal average of €406,000 for Heusden.
What are the additional costs when buying a home in Oudheusden?
In addition to the purchase price, non-first-time buyers pay 2% transfer tax on the purchase price. First-time buyers under 35 who buy a home below the national threshold are exempt from this. There are also notary costs for the deed of transfer and mortgage deed, and possibly costs for a structural survey. Budget roughly 4 to 6% of the purchase price for additional costs.
What types of homes are available for purchase in Oudheusden?
The supply in Oudheusden mainly consists of single-family homes, fitting the family-oriented composition of the neighbourhood. There are also apartments available, although that segment is smaller. The average living area of sold homes was 114 m², indicating predominantly medium-sized to spacious homes.
How is the accessibility if you want to live in Oudheusden?
Oudheusden is conveniently located near the A59, making 's-Hertogenbosch and Waalwijk easily accessible by car. Public transport is limited; there is no train station in the village itself. For daily amenities and bus connections, you rely on nearby towns such as Drunen and Vlijmen. A car is almost indispensable.
Is Oudheusden a safe neighbourhood to buy an apartment or live in?
Residents give safety a score of 5.3 out of 10, which is below average. Several reviews mention nuisance from young people on fatbikes and cars driving too fast in the residential area. Hamelpark and surrounding streets are specifically mentioned as places where road safety needs attention. This is a point to consider, especially for families with young children.
Bad, loitering youths harassing neighbours. I can't really say it's safe, they tear through the streets with cars or fatbikes. Preferably with phone in hand. Police hardly ever check anything.
Auto-translated to English by AIAs far as the Hamelpark and the adjoining streets are concerned, investment should be made in traffic safety. Although all of Oudheusden is designated as a "woonerf", for some it seems more like a racetrack. How fast can I drive past the speed-reducing measures such as speed bumps and road narrowings? The delivery services are also to blame for this. The neighbourhood has many children and motorists do not seem to take this into account, and it will go wrong one day. For a long time, the neighbourhood had a stable core of residents. Recently, labour migrants and emigrants dominate the housing market, and that is not a good prospect. They have no connection with their neighbours. As a result, the gap between current residents and newcomers will widen until everyone has left the neighbourhood. A missed opportunity for the municipality of Heusden to put a stop to this early on. This battle is lost. Not recommended for anyone looking for peace and cosiness.
Auto-translated to English by AIIt's nice to grow up in Oudheusden. There are many playgrounds, several primary schools, and the library is accessible. The main downside is the accessibility of Oudheusden by public transport. The bus goes to Den Bosch once every 30 minutes, but places like Waalwijk and Drunen are only reachable by the Buurtbus, which doesn't always run on time. If you want to travel outside the immediate area, you quickly become dependent on a car. Additionally, I think there has been a lot of litter on the streets in recent months. That's always a shame.
Auto-translated to English by AI
