A.B. van Lieshoutlaan 32
Besoyen, Waalwijk
AreaA modern semi-detached home in Besoyen
Besoyen is a calm, established part of Waalwijk where the streets are lined with family homes and the pace of life feels unhurried. This semi-detached house on A.B. van Lieshoutlaan 32 sits in the middle of it all, a 1994 build with a striking energy label. The asking price of €575,000 is on the high side compared with the average for semi-detached houses in Waalwijk, which currently sits around €587,615.
Inside the house
Step inside and you find a home that has been thoughtfully upgraded over the years. There are four rooms in total, all four set up as bedrooms, with one bathroom spread across two floors. The living area is listed as 137 m² by the agent, while the BAG registration records 107 m². The plot measures 267 m² according to both sources. The house comes with a front and rear garden, the latter facing west and accessible via the back alley, plus an attached brick garage. It is freehold, and the insulation package covers the roof, walls, floor and double glazing. Heating comes from a combination of a central heating boiler, partial underfloor heating and a heat pump.
Life in Besoyen
Residents across the district give their surroundings a solid 7.83 out of 10, based on eleven reviews. One resident describes it as a cosy neighbourhood where everyone knows each other and people help out where needed, though they note there is no education in the immediate area. Another calls it a tidy and quiet neighbourhood where neighbours keep to themselves but still look out for one another. The district is home to around 4,010 people, and the housing stock is mostly owner-occupied family homes. For a closer look at what the Besoyen neighbourhood has to offer, the figures paint a picture of a settled, family-oriented community.
Amenities and transport
The daily routine is well covered here. Nettorama is just around the corner for groceries, with Jumbo a couple of streets away and PLUS and Albert Heijn a ten-minute walk. Rooms Katholieke Basisschool Besoyen is a five-minute walk for primary education, and there are several other schools within easy reach. The nearest GP, Huisartsenpraktijk Verwielstraat, is just around the corner, while Service Apotheek de Langstraat is a ten-minute walk. Tweesteden Ziekenhuis Waalwijk is a five-minute walk. Bus stops on Prof. Asserweg and Floris V Laan are a couple of streets away, served by lines 136 and 174, and the ETZ Waalwijk stop adds line 208. The nearest train station, Tilburg Reeshof, is further out. The municipality of Waalwijk offers a range of amenities within reach.
WOZ value and address data
The WOZ value for this home is €500,000, based on the reference date of 1 January 2025. The asking price sits 15% above that valuation. Over the past five years, the WOZ value has developed in line with the local market. At the address level, the road traffic noise is measured at 52 dB Lden, which is above the noise standard, while aircraft noise is 40 dB Lden, below the standard. The foundation risk indication is low, with sandy soil. For climate, the indications are medium for pluvial flooding and flood risk both now and in 2050, with low heat stress currently and medium by 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 only via Remco Olden Lommers Makelaars.
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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 A.B. van Lieshoutlaan 32, Waalwijk
How does the asking price compare to the WOZ value?
The WOZ value is €500,000, based on the reference date of 1 January 2025. The asking price of €575,000 is 15% above that valuation. The WOZ is the municipal valuation, not the current market value, so the comparison is a factual one rather than a judgement on pricing.
What is the energy label and what does it mean?
The home has an energy label of A+++, which is an efficient label. This means the home is designed to use relatively little energy for heating and hot water. The agent also lists insulation including roof insulation, double glazing, wall insulation and floor insulation, along with a heat pump and partial underfloor heating.
How many bedrooms and bathrooms does the home have?
The home has four rooms, all of which are set up as bedrooms, and one bathroom. It is spread over two floors. The agent lists the living area as 137 m², while the BAG registration records 107 m². The plot measures 267 m² according to both sources.
What is the foundation risk for this address?
The foundation risk indication for this address is low, with sandy soil. This is an area-level indication based on public data, not an inspection of this specific home. The climate indications include medium pluvial flooding and medium flood risk both now and in 2050.
What are the nearest supermarkets and schools?
Nettorama is the nearest supermarket, just around the corner, with Jumbo a couple of streets away and PLUS and Albert Heijn a ten-minute walk. Rooms Katholieke Basisschool Besoyen is a five-minute walk for primary education, and there are several other primary schools within a short distance.
What public transport options are available nearby?
The nearest bus stops are Waalwijk, Prof. Asserweg and Waalwijk, Floris V Laan, both a couple of streets away, served by lines 136 and 174. The ETZ Waalwijk stop, also nearby, adds line 208. The nearest train station is Tilburg Reeshof, which is further out.
What do residents say about living in this district?
Residents across the district give their surroundings an average score of 7.83 out of 10, based on eleven reviews. One resident describes it as a cosy neighbourhood where everyone knows each other and people help out where needed. Another calls it a tidy and quiet neighbourhood where neighbours keep to themselves but still look out for one another.
Is there a garden and garage?
Yes, the home has both a front and rear garden. The rear garden faces west and is accessible via the back alley. There is also an attached brick garage, providing parking and storage space.
What is the ownership situation for this home?
The home is freehold, meaning you own the property and the land it stands on outright. There is no leasehold arrangement to consider. This is stated in the agent's listing.
How does the price per square metre compare to the neighbourhood average?
The asking price works out to €4,197 per m² based on the agent's listed living area of 137 m². The average price per m² for homes currently for sale in the neighbourhood is €4,159, so this home is priced slightly above that average.
