A classic semi-detached home in Besoyen
Besoyen is a quiet, established part of Waalwijk, and this 1930s semi-detached house sits on a peaceful road in a residential area. With four bedrooms and a generous garden, it has the bones of a proper family home. The asking price of €385,000 is keen compared with the neighbourhood average asking price of €529,763, which puts it 27% below that figure. For context, there are currently 19 homes for sale in the neighbourhood, with an average asking price of €529,763. If you are looking at semi-detached houses in Waalwijk, this one stands out on price.
Inside the home
Built in 1930, this home spans two floors and offers 110 m² of living space according to the agent, while the BAG registration records 102 m². The agent lists four rooms, all of which are bedrooms, plus one bathroom. The property has a volume of 406 m³. Outside, there is a rear garden of 186 m² facing east, and a detached brick garage. The agent notes that the home has no insulation and is heated by a central heating boiler. The energy label is D, which means you can expect moderate energy costs.
Life in Besoyen
Residents of the district of Waalwijk, which includes Besoyen, give their living environment an average score of 7.83, based on eleven reviews. One resident describes it as a "cosy neighbourhood, know everyone, help each other where necessary and it's a clean and tidy neighbourhood," though they add that there is no education in the area. Another says, "Tidy and quiet neighbourhood where everyone keeps to themselves but still looks out for each other." A third resident notes that Waalwijk is "very quiet, sometimes too quiet," but that it is "certainly not unsafe to go out with your family even in the evening." The neighbourhood itself has around 4,015 inhabitants, and about 61% of the homes are owner-occupied. For more on the area, see the Besoyen neighbourhood.
Amenities and transport
Daily errands are easy from here. The nearest supermarket, Nettorama, is just around the corner, and an Albert Heijn is a ten-minute walk away. For primary education, Rooms Katholieke Basisschool Besoyen is a couple of streets away. The nearest GP, Huisartsenpraktijk Verwielstraat, is just around the corner, and the pharmacy is a ten-minute walk. The hospital, Tweesteden Ziekenhuis Waalwijk, is on your doorstep. For public transport, the bus stop Waalwijk, ETZ Waalwijk is a five-minute walk, with lines 136, 174 and 208. The nearest train station, Tilburg Reeshof, is about 13 km away. For a broader view of the area, see the municipality of Waalwijk.
WOZ and address data
No WOZ value is available for this property, so there is no municipal valuation to compare with the asking price. According to public address-level risk data, the noise from road traffic is 57 dB Lden, which is above the Dutch standard, while aircraft noise is 40 dB Lden, below the standard. The foundation risk indication is medium, based on the fact that the home was built before 1970 and that 63% of properties in this postcode area predate 1970; the soil type is sand. These are area-level indications, not an inspection of this specific home. For climate risks, the indication for pluvial flooding at heavy rain is elevated, the current flood risk is medium, and the heat stress indication is low now but medium by 2050.
Source and agent
At the time of writing, this home is offered via multiple channels, including Homi Makelaars. The listing has been active since 22 October 2026.
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Frequently asked questions
About Besoyensestraat 25, Waalwijk
How does the asking price compare with other homes in the neighbourhood?
The asking price of €385,000 is 27% below the average asking price of €529,763 for homes currently for sale in Besoyen. The average asking price per square metre in the neighbourhood is €4,606, while this home is listed at €3,500 per square metre based on the agent's floor area of 110 m². This makes the price keen relative to the local market.
What is the layout of this home?
According to the agent, this semi-detached house has four rooms, all of which are bedrooms, and one bathroom, spread over two floors. The living area is listed as 110 m² by the agent, while the BAG registration records 102 m². The property has a volume of 406 m³. There is a rear garden of 186 m² facing east and a detached brick garage.
What is the energy label and what does it mean for costs?
The energy label is D. This is a mid-range label, so you can expect moderate energy costs for heating and electricity. The agent notes that the home has no insulation, which may affect how much you spend on keeping it warm. The heating is provided by a central heating boiler.
What is the foundation risk for this property?
The foundation risk indication for this address is medium, according to public data. This is based on the home being built before 1970 and the fact that 63% of properties in this postcode area were built before that year. The soil type is sand. This is an area-level indication, not an inspection of this specific home.
What are the noise levels like at this address?
Public data shows that road traffic noise at this address is 57 dB Lden, which is above the Dutch standard of 50 dB Lden. Aircraft noise is 40 dB Lden, which is below the standard. These are area-level indications based on 2022 data, not measurements taken at the property itself.
What supermarkets are nearby?
The nearest supermarket is Nettorama, about 366 metres away, which is just around the corner. An Albert Heijn is about 1 km away, a ten-minute walk, and a Jumbo is at 1.15 km. There are also a PLUS and another Jumbo within 2 km. In total, there are 12 supermarkets within 5 km.
Which schools are close to this home?
The nearest primary school is Rooms Katholieke Basisschool Besoyen, about 240 metres away, a couple of streets from the home. Other primary schools within a short distance include Openbare Basisschool Van der Heijden at 1.3 km and Basisschool Pater van der Geld at 1.4 km. For secondary education, the nearest school is about 2.2 km away.
What public transport options are available?
The nearest bus stop is Waalwijk, ETZ Waalwijk, about 446 metres away, a five-minute walk. It is served by bus lines 136, 174 and 208. Two other stops, Waalwijk, Floris V Laan and Waalwijk, Margrietstraat, are within 800 metres. The nearest train station is Tilburg Reeshof, about 13 km away.
What do residents say about living in this area?
Residents of the district of Waalwijk give their living environment an average score of 7.83, based on eleven reviews. One resident describes it as a "cosy neighbourhood, know everyone, help each other where necessary and it's a clean and tidy neighbourhood." Another says it is "Tidy and quiet neighbourhood where everyone keeps to themselves but still looks out for each other." A third notes that it is "very quiet, sometimes too quiet," but that it is "certainly not unsafe to go out with your family even in the evening."
Is there a WOZ value available for this property?
No WOZ value is stated for this property. Without it, there is no official municipal valuation to compare with the asking price of €385,000.
