A spacious semi-detached home in Vlashoek
Tucked away in the Vlashoek neighbourhood of Oss, this semi-detached house from 1952 has a warm, established feel. With a living area of 167 m² according to the agent, it is a generous home, and the plot of 377 m² gives it a solid footprint. The asking price of €725,000 is on the high side, which is precomputed against the neighbourhood average asking price. For context, semi-detached houses in Oss are currently listed at an average of €420,308.
The home itself
Inside, the house offers six rooms, including five bedrooms and one bathroom, spread over three floors. The agent mentions a garden at the rear of 143 m² plus a front garden, with the rear garden facing north and accessible via the back alley. The property is in full ownership. According to the agent, the home has roof insulation, double glazing (largely double glazed) and floor insulation, and is heated with partial underfloor heating and a heat pump. The energy label is E, which is the least efficient label, so expect higher energy costs. The BAG registration lists a living area of 177 m², while the agent lists 167 m².
The Vlashoek neighbourhood
Residents of the district of Ussen, of which Vlashoek is a part, give their living environment an average score of 7.01, based on five reviews. One resident says: "Cosy neighbourhood and all amenities within walking distance, especially for the elderly and less mobile people, always a chat with neighbours." Another resident adds: "A nice neighbourhood to live in, especially with children: the football club is within walking distance and the school too, and a view of the polder." The neighbourhood has about 2,490 inhabitants, and 74% of the homes are owner-occupied. For more on the area, see the Vlashoek neighbourhood.
Amenities and transport
Daily errands are easy from here. The Albert Heijn is just around the corner, and the Zapolski, Jumbo and Aldi are a couple of streets away. For primary education, Hertogin Johanna V is a ten-minute walk, and the nearest secondary school, Het Hooghuis locatie De Singel, is a couple of streets away. The GP practice Huisartsenpraktijk Ussen and Apotheek Ussen are both within a ten-minute walk. For public transport, bus stop Oss, Zaltbommelseweg is a ten-minute walk away, with lines 262, 296 and 662. The nearest train station is Oss West, just around the corner. The municipality of Oss offers further amenities and connections, as described on the municipality of Oss.
WOZ and address data
The WOZ value of the home is €571,000, with a reference date of 1 January 2025. The asking price is 27% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 136%, from €242,000 to €571,000. As for address-level risk data, the noise load from road traffic is 55 dB Lden, which is above the noise standard, while railway and aircraft noise are below the standard. The foundation risk indication is low, and the soil type is sand. For climate, the pluvial flooding risk is medium, while flood risk is low, and heat stress is currently low but medium by 2050. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including Van der Krabben Makelaardij Uden and Van der Krabben makelaardij Oss on Funda.
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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 Kromstraat 63, Oss
How does the asking price compare to the WOZ value?
The asking price of €725,000 is 27% above the WOZ value of €571,000, 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 neighbourhood average asking price of €420,308, and it is the most expensive of the 13 homes currently for sale in Vlashoek.
What is the layout of this home?
According to the agent, the home has six rooms, including five bedrooms and one bathroom, spread over three floors. The living area is listed as 167 m² by the agent, while the BAG registration states 177 m². The plot is 377 m². There is a rear garden of 143 m² and a front garden, with the rear garden facing north and accessible via the back alley.
What is the energy label and what does it mean?
The energy label is E, which is the least efficient label. This means you can expect higher energy costs compared to more efficient homes. The agent also mentions that the home has roof insulation, double glazing (largely double glazed) and floor insulation, and is heated with partial underfloor heating and a heat pump. These are separate facts from the label.
What is the foundation risk for this home?
The foundation risk indication for this address is low, according to public risk data. The soil type is sand. This is an area-level indication, not an inspection of this specific home. The home was built in 1952, which is before 1970, but the risk level is still low.
What are the noise levels like at this address?
The noise load from road traffic is 55 dB Lden, which is above the noise standard, based on 2022 data. Railway noise is 41 dB Lden and aircraft noise is 36 dB Lden, both below the standard. These are area-level indications from public data, not measurements taken at the property itself.
What is the flood risk for this home?
The pluvial flooding risk (from heavy rain) is medium, while the flood risk from rivers or the sea is low, both currently and in 2050. Heat stress is currently low but is expected to be medium by 2050. These are area-level indications from the Klimaateffectatlas, not an assessment of this specific property.
Which supermarkets are nearby?
The Albert Heijn is about 834 metres away, and the Zapolski, Jumbo and Aldi are all within about 870 metres. The Ekoplaza is about 900 metres away. These are all within a ten-minute walk, making daily grocery shopping convenient.
What schools are close to this home?
The nearest primary school is Hertogin Johanna V, about 594 metres away. For secondary education, Het Hooghuis locatie De Singel is about 372 metres away. There are also special education schools nearby, including Kentalis Compas College Oss and School voor Speciaal Basisonderwijs Het Baken.
How far is the nearest train station?
The nearest train station is Oss West, which is about 524 metres away, so just around the corner. There are also several bus stops nearby, with the closest being Oss, Zaltbommelseweg, about 1,024 metres away, served by lines 262, 296 and 662.
What do residents say about the neighbourhood?
Residents of the district of Ussen, which includes Vlashoek, give their living environment an average score of 7.01, based on five reviews. One resident says: "Cosy neighbourhood and all amenities within walking distance, especially for the elderly and less mobile people." Another notes: "A nice neighbourhood to live in, especially with children: the football club is within walking distance and the school too."
