A semi-detached home in a quiet village
Rozenstraat 3 sits in Kern Graauw, a small village in the municipality of Hulst. The street is quiet and residential, and the village itself has a friendly, close-knit feel. This semi-detached house from 1957 is offered for €325,000. For context, the average asking price for homes in this area is €340,900, and the median is €332,500. If you are looking at semi-detached houses in Hulst, this one stands out for its size and setting.
The home itself
Inside, the house has four rooms, three bedrooms and one bathroom spread over two floors. The living area is 88 m² according to the agent, while the BAG registration lists 84 m². The plot is 323 m². The garden is a real feature: a rear garden of 200 m² facing south, plus a front and side garden, with the rear accessible via the back alley. The house has roof insulation, double glazing, HR glazing and floor insulation, and is heated by a combi boiler. It is freehold, so there is no leasehold or shared ownership to consider.
Life in Kern Graauw
Kern Graauw is a village of about 590 residents, and the housing stock is mostly owner-occupied, with 81% of homes in the area being bought rather than rented. Residents across the municipality of Hulst give their living environment an average score of 7.66, based on seven reviews. One resident calls it a "cosy neighbourhood", while another says it is "beautiful and quiet" but notes that "everything is so far away". A third resident describes it as "a fantastic little village, lovely forest, nice people". The village has a primary school within walking distance, and the nearest supermarket is about 5.4 km away, so a car is handy for daily errands. For more on the area, see the Kern Graauw neighbourhood.
Amenities and transport
For groceries, the nearest SPAR is about 5.4 km away, with Lidl, Jumbo, Aldi and Albert Heijn all around 6.8 km. The primary school Ter Doest is just around the corner, and there is a childcare centre nearby too. The nearest GP is Huisartsenpraktijk Pallion in Hulst, about 4.9 km away, and the pharmacy Service Apotheek Nobel is a similar distance. Bus line 589 stops at Graauw, Dorpsstraat, just around the corner, and the nearest train station is Rilland-Bath, about 11.4 km away. For a broader view of the area, the municipality of Hulst has more to offer.
WOZ value and address data
The WOZ value for this home is €210,000, with a reference date of 1 January 2025. The asking price is 55% above the WOZ value. Between 2020 and 2025, the WOZ value rose by 47%, from €143,000 to €210,000. As for the address, the noise level from road traffic is 50 dB Lden, which is above the noise standard, based on 2022 data. The foundation risk indication is elevated, and the soil is clay, with the note that the house was built in 1957, which may mean wooden piles or a shallow foundation. These are area-level indications from public data, not an inspection of this specific home. The pluvial flooding risk at heavy rain is medium, and the flood risk is low both now and in 2050, while heat stress is low now but medium by 2050.
Source
At the time of writing, the home is offered via multiple channels, including Zeeuwz Makelaardij and Funda.
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Features
Details of this home
Transfer
Price
Areas and volume
Construction
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 Rozenstraat 3, Graauw
How does the asking price compare with the WOZ value?
The asking price of €325,000 is 55% above the WOZ value of €210,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The price per square metre, based on the agent's living area of 88 m², is €3,693, which is higher than the neighbourhood average of €2,625 per m².
What is the layout of the house?
The house has four rooms in total, including three bedrooms and one bathroom, spread over two floors. The living area is 88 m² according to the agent, while the BAG registration lists 84 m². The plot is 323 m². The garden is a notable feature: a rear garden of 200 m² facing south, plus a front and side garden, with the rear accessible via the back alley.
What is the energy label and what does it mean for costs?
The energy label is F, which is one of the least efficient labels. This means you can expect relatively high energy costs for heating and electricity compared with more efficient homes. The house does have roof insulation, double glazing, HR glazing and floor insulation, according to the agent, which may help, but the label itself indicates the overall energy performance is not strong.
What is the foundation risk for this address?
The foundation risk indication for this address is elevated, according to public data. The soil is clay, and the house was built in 1957, which may mean wooden piles or a shallow foundation. In this postcode area, 76% of properties were built before 1970, and 2% of properties in the neighbourhood have an elevated risk of pile rot. These are area-level indications, not an inspection of this specific home.
What are the nearest amenities?
The nearest supermarket is a SPAR about 5.4 km away, with Lidl, Jumbo, Aldi and Albert Heijn all around 6.8 km. The primary school Ter Doest is just 136 metres away, and there is a childcare centre nearby. The nearest GP is Huisartsenpraktijk Pallion in Hulst, about 4.9 km away, and the pharmacy Service Apotheek Nobel is a similar distance. The nearest train station is Rilland-Bath, about 11.4 km away.
What is the neighbourhood like?
Kern Graauw is a small village with about 590 residents. The housing stock is mostly owner-occupied, with 81% of homes being bought rather than rented. Residents across the municipality of Hulst give their living environment an average score of 7.66, based on seven reviews. One resident calls it a "cosy neighbourhood", while another says it is "beautiful and quiet" but notes that "everything is so far away". A third resident describes it as "a fantastic little village, lovely forest, nice people".
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value of this home rose by 47%, from €143,000 to €210,000. The reference date for the current WOZ value is 1 January 2025. This increase reflects the general trend in the area, but the WOZ value is a municipal valuation, not a direct indicator of the current market price.
Is the house freehold?
Yes, the house is freehold, meaning you own the property and the land it stands on outright. There is no leasehold or shared ownership arrangement to consider. This is stated in the listing and is a straightforward aspect of the ownership.
