Narcishof 11
Kortfoort, Oss
AreaA semi-detached home in Kortfoort
Narcishof 11 sits in Kortfoort, a residential pocket of Oss-Zuid where the streets are quiet and the daily essentials are never far away. This semi-detached house from 1994 comes with an A+ energy label, which is an efficient label, so energy costs should stay manageable. The asking price of €539,500 is in line with the market, according to the comparison with the neighbourhood average. For context, the wider supply of semi-detached houses in Oss shows a range of price points across the municipality.
The home itself
The listing does not include details on the layout, number of rooms, or outdoor space. What is known is that the home was built in 1994 and carries an A+ energy label. According to the BAG registration, the living area is 158 m² on a plot of 200 m². The asking price works out at €3,415 per m² based on that BAG surface area.
Life in Kortfoort
Residents of the district Oss-Zuid give their living environment an average score of 6.69, based on four reviews. One resident says: "It's a nice, accessible place to live; the city itself is fairly criminal but I'd say we get the minimum of that. Beautiful houses, lovely neighbours and a nice environment." Another adds: "It's a nice green neighbourhood with friendly residents." A third resident notes that all amenities are within walking distance, living just outside the centre yet still in the middle of the city, with the station five minutes away. The same resident gives the community a low mark, saying people are more on their own than in a village. Around 2,685 people live in the Kortfoort neighbourhood, where 59% of the housing stock is owner-occupied.
Amenities and transport
The daily routine is well covered here. Zapolski is on your doorstep, Lidl is just around the corner, and PLUS is a couple of streets away. For schools, Hertogin Johanna V primary school is a five-minute walk, and Het Maaslandcollege for secondary education is a couple of streets away. The GP practice Groepspraktijk Lievekamp and Apotheek Molenstraat are both a five-minute walk. Bus stop Oss, Mgr. v.d. Boerpark is on your doorstep with lines 90 and 157, and Oss Centraal Station is a five-minute walk away, where more bus lines connect. The train station Oss is also a five-minute walk. The municipality of Oss keeps the streets swept and the greenery maintained, according to one resident.
WOZ value and address data
The WOZ value was set at €568,000 on 1 January 2025, and the asking price sits 5% below that valuation. The risk data for this address shows road traffic noise at 45 dB, rail noise at 32 dB, and aircraft noise at 36 dB, all below the relevant standards, while industrial noise at 54 dB is above the standard. These are area-level indications, not an inspection of this specific home. The foundation risk indication is low on sandy soil. For climate, pluvial flooding at heavy rain is elevated, while current flood risk and flood risk in 2050 are both low; heat stress is low now but medium by 2050. Again, these are area-level indications.
Source
At the time of writing the home is offered via multiple channels, including Joep Makelaardij B.V. on Vastgoed Nederland.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
Features
Details of this home
Transfer
Price
Energy
Save up to € 400 on your energy billCompare nowAreas and volume
Insure your home and belongingsGet insuredLayout
Construction
Outdoor space
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 Narcishof 11, Oss
How does the asking price compare to the WOZ value?
The WOZ value, set by the municipality on 1 January 2025, is €568,000. The asking price of €539,500 is 5% below that valuation. This means the asking price is lower than the official municipal valuation, which is a factual comparison. The WOZ value is the municipal valuation for tax purposes, not the current market value, so it serves as one reference point among several.
What is the energy label and what does it mean for costs?
The home carries an A+ energy label, which is an efficient label. This means the home is likely to have relatively low energy costs compared to less efficient labels. The home was built in 1994, and the energy label reflects its energy performance. No specific insulation details are stated in the listing, so the label itself is the main indicator of energy efficiency.
What is the living area and price per square metre?
According to the BAG registration, the living area is 158 m² on a plot of 200 m². Based on that BAG surface area, the asking price of €539,500 works out at €3,415 per m². This is a straightforward calculation from the listed figures. The BAG registration is the official municipal building register, so this surface area is the authoritative figure.
What do residents say about living in this area?
Residents of the district Oss-Zuid give their living environment an average score of 6.69, based on four reviews. One resident says: "It's a nice, accessible place to live; the city itself is fairly criminal but I'd say we get the minimum of that. Beautiful houses, lovely neighbours and a nice environment." Another says: "It's a nice green neighbourhood with friendly residents." A third notes all amenities are within walking distance and the station is five minutes away, but gives the community a low mark for social cohesion.
What are the noise levels around this address?
The risk data for this address shows road traffic noise at 45 dB, rail noise at 32 dB, and aircraft noise at 36 dB, all below the relevant standards. Industrial noise is at 54 dB, which is above the standard. These are area-level indications from public risk data, not measurements taken at this specific home. The figures come from the reference years 2022 to 2024 depending on the noise source.
What is the foundation risk for this property?
The foundation risk indication for this address is low, and the soil type is sand. This is an area-level indication based on public risk data, not an inspection of this specific home. A low risk indication means the area is not known for foundation problems, but it does not replace a structural survey of the property itself. The information comes from public sources such as the Atlas Leefomgeving and KCAF.
Which supermarkets are nearby?
Zapolski is the nearest supermarket at 328 metres, followed by Lidl at 437 metres and PLUS at 797 metres. Ekoplaza is at 867 metres and Albert Heijn at 1,277 metres. Within a 5 km radius there are 19 supermarkets in total. This means daily groceries are within easy walking distance, with several options for different shopping preferences.
How is the public transport connection?
The nearest bus stop is Oss, Mgr. v.d. Boerpark at 118 metres, served by lines 90 and 157. Oss Centraal Station bus stop at 461 metres offers lines 90, 96, 157, 262, 294, 296, 305 and 662. The train station Oss is at 510 metres, so both bus and train connections are within a short walk. This gives good options for commuting without a car.
What schools are in the area?
Hertogin Johanna V primary school is at 585 metres, a five-minute walk. For secondary education, Het Maaslandcollege is at 519 metres and Het Hooghuis locatie Mondriaan College at 702 metres. There are also two schools for special secondary education within 800 metres. In total, 39 schools are within a 5 km radius, covering primary, secondary and special education.
What is the flood risk for this address?
The current flood risk is low, and the flood risk in 2050 is also low. Pluvial flooding at heavy rain is elevated, which means there is a higher chance of surface water accumulation during intense rainfall. Heat stress is currently low but is expected to be medium by 2050. These are area-level indications from the Klimaateffectatlas, not assessments of this specific property.
