Tragel 3
Kern Koewacht, Terneuzen
AreaA quiet spot in Kern Koewacht
Tragel 3 sits on a quiet road in Kern Koewacht, a village in the municipality of Terneuzen. This semi-detached house dates from 1901 and has a lived-in character that matches its age. The asking price of €365,000 is on the high side compared with the average for semi-detached houses in Terneuzen, where the average asking price is €384,545 and the median is €362,000.
Inside the home
The agent describes this as a single-family home with five rooms, three bedrooms and one bathroom spread over three floors. The living area is 123 m² according to the agent, while the BAG registration lists 116 m². The plot is 489 m² in both records. There is a west-facing back garden of 423 m² and a detached wooden garage. The home has roof, floor and wall insulation as well as double glazing, and heating is provided by a boiler with partial underfloor heating.
Life in Kern Koewacht
Kern Koewacht is a small community of about 1,875 residents, and the reviews reflect a place where people look out for each other. Across the municipality of Terneuzen, residents give an average score of 8.03 based on 21 reviews. One resident says: "Neighbours are there for each other. Safe living and lots of green. Unfortunately, no more supermarket in the village. A great loss. But there are two bakeries and a butcher's." Another resident notes that the neighbourhood is mainly 55+ and would welcome more greenery and accessible paths. The village has a high share of single-family homes, at 92% of the housing stock. The municipality of Terneuzen covers a wider area with its own character.
Amenities and transport
The nearest supermarket, PLUS, is just around the corner, and there is a restaurant within a short walk. For primary education, Rooms Katholieke Basisschool De Vlaswiek is a couple of streets away, and Basisschool Heidepoort is a ten-minute walk further. The nearest GP and pharmacy are in Axel, about 6.3 km away, and the hospital Liduina is in Hulst. Bus line 431 stops at Koewacht, Grens, on your doorstep, and the nearest train station is 44.6 km away.
WOZ and address data
The WOZ value is €301,000 as of 1 January 2025, and the asking price is 21% above that value. Between 2020 and 2025, the WOZ value rose by 40%, from €215,000 to €301,000. The address has a noise indication from road traffic of 50 dB Lden, which is above the noise standard, based on 2022 data. The foundation risk indication is low, with 3% of properties in the area having an elevated pile-rot risk according to the Klimaateffectatlas, and the soil is sand. Pluvial flooding at heavy rain is indicated as elevated, while flood risk is low for both the current situation and 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 two channels, including Reham Makelaars and Reham Makelaars & Taxateurs on Vastgoed Nederland.
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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 Tragel 3, Koewacht
How does the asking price compare with the WOZ value?
The asking price of €365,000 is 21% above the WOZ value of €301,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The difference between asking price and WOZ is a fact about the listing, and what it means for the final sale price is up to the market.
What is the layout of this semi-detached house?
According to the agent, the home has five rooms, three bedrooms and one bathroom across three floors. The living area is listed as 123 m² by the agent, while the BAG registration records 116 m². The plot is 489 m² in both records. There is a west-facing back garden of 423 m² and a detached wooden garage.
What is the energy label and what does it mean for costs?
The energy label is C. This label indicates a moderate level of energy efficiency, so heating costs will be higher than with a more efficient label. The agent states that the home has roof, floor and wall insulation as well as double glazing, and heating is provided by a boiler with partial underfloor heating.
What is the foundation risk for this address?
The foundation risk indication for this address is low, based on area-level data from the Klimaateffectatlas. In this area, 3% of properties have an elevated pile-rot risk, and the soil type is sand. This is an indication for the area, not an inspection of this specific home.
What are the flood risks for this property?
The flood risk from the sea or rivers is low, both for the current situation and for 2050. Pluvial flooding, which happens when heavy rain overwhelms drainage, is indicated as elevated. These are area-level indications from public risk data, not an assessment of this particular home.
What is the noise situation at this address?
The noise indication from road traffic is 50 dB Lden, which is above the Dutch noise standard, based on 2022 data. This is an area-level indication from the Atlas Leefomgeving, not a measurement taken at the property itself. The home is described as being on a quiet road.
Which supermarkets are nearby?
The nearest supermarket is PLUS, at 331 metres, which is just around the corner. Other supermarkets are further away: SPAR at 6.6 km, Albert Heijn at 6.6 km, Aldi at 6.7 km, and another PLUS at 7.0 km. There is also a restaurant at 0.4 km.
What schools are close to this home?
The nearest primary school is Rooms Katholieke Basisschool De Vlaswiek, at about 1.1 km, with 99 pupils. Basisschool Heidepoort is at 4.3 km with 58 pupils. For secondary education, the nearest school is 10.7 km away. There is also a childcare centre at 0.7 km.
What public transport options are available?
Bus line 431 stops at Koewacht, Grens, which is 49 metres from the home, on your doorstep. Other stops on the same line are at Stekene, Bergstraat (552 m) and Stekene, Dienstencentrum Koningshei (766 m). The nearest train station is 44.6 km away.
What do residents say about living in this area?
Across the municipality of Terneuzen, residents give an average score of 8.03 based on 21 reviews. One resident says: "Neighbours are there for each other. Safe living and lots of green. Unfortunately, no more supermarket in the village. A great loss. But there are two bakeries and a butcher's." Another resident notes the neighbourhood is mainly 55+ and would like more greenery and accessible paths.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value increased by 40%, from €215,000 to €301,000. The reference date for the current WOZ value is 1 January 2025. This development reflects the municipal valuation over that period, not the current market value of this specific home.
