A semi-detached home in Sprundel
Tuinstraat 28 is a semi-detached house from 1954, sitting in the residential heart of Sprundel, a village in the municipality of Rucphen. The asking price is €420,000. For context, the average asking price for homes in the neighbourhood is €590,042, and the average asking price per square metre is €3,653, while this home is listed at €3,962 per square metre. If you are weighing up options, it is worth comparing with other [semi-detached houses in Rucphen].
The home itself
Inside, the house offers four rooms, including three bedrooms and one bathroom, spread over two floors. The living area is 106 m² according to the agent, while the BAG registration records 111 m²; the plot is 313 m² in both sources. The garden is a south-west facing back garden of 181 m², reachable via the back alley, plus a front garden. There is an attached brick garage. The home has double glazing, HR+ glass and cavity wall insulation, and is heated by a central heating boiler. It is freehold, so you own the land outright.
Life in Sprundel
Sprundel is a village where residents of the municipality of Rucphen give an average score of 8.67 out of 10, based on four reviews. One resident says: "A special but cosy neighbourhood, where cleanliness is important", adding that they enjoy living there despite recent vandalism and poor public transport. Another resident describes it as "Enormously good". A third notes it is "Pleasantly quiet", though they mention the lack of shops nearby. The village has around 3,890 inhabitants, with a mix of ages and household types. For a closer look at what the area offers, you can read more about [the Sprundel neighbourhood].
Amenities and transport
The Coop supermarket is just around the corner, with Dirk, Jumbo and Aldi a ten-minute walk away. Kindcentrum Vinkenbos primary school is also just around the corner, and Basisschool Heilinde is a ten-minute walk. The GP practice Huisartsenpraktijk Dronkers is a couple of streets away, and Service Apotheek Sprundel is just around the corner. Bus line 162 stops at Sint Willebrord, Noorderstraat, a ten-minute walk away. The nearest train station is Etten-Leur, about 5 km away. For more on the wider area, see [the municipality of Rucphen].
WOZ value and address data
The WOZ value for this home is €358,000, based on the reference date 1 January 2025. The asking price is 17% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 67%, from €215,000 to €358,000. As for the address, the noise level from road traffic is 47 dB Lden, which is below the noise standard. The foundation risk indication is low, based on the sandy soil and the pre-1970 construction year, though this is an area-level indication, not an inspection of this specific home. The pluvial flooding risk at heavy rain is medium, while the current flood risk is low, and the heat stress risk is low now but medium by 2050.
Source
At the time of writing, the home is offered via multiple channels, including Makelaar Miranda and a listing 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 Tuinstraat 28, Sprundel
How does the asking price compare to the neighbourhood average?
The asking price of €420,000 is 29% below the average asking price of €590,042 for homes in the Sprundel neighbourhood. The average asking price per square metre in the neighbourhood is €3,653, while this home is listed at €3,962 per square metre. These figures are provided for context, without any judgement on whether the price is high or low.
What is the layout of this semi-detached house?
The house has four rooms in total, including three bedrooms and one bathroom, spread over two floors. The living area is 106 m² according to the agent, while the BAG registration records 111 m². The plot is 313 m². There is an attached brick garage, and the garden is a south-west facing back garden of 181 m², reachable via the back alley, plus a front garden.
What is the WOZ value and how has it changed?
The WOZ value is €358,000, based on the reference date 1 January 2025. The asking price is 17% above this WOZ value. Over the five years from 2020 to 2025, the WOZ value increased by 67%, from €215,000 to €358,000. This reflects the municipal valuation, not the current market value.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public risk data. This is based on the sandy soil type and the fact that the house was built before 1970, in 1954. It is an area-level indication, not an inspection of this specific home. The data comes from sources such as Atlas Leefomgeving and KCAF.
What are the nearest amenities and how far are they?
The Coop supermarket is about 212 metres away, and the Dirk, Jumbo and Aldi are within 1.3 km. Kindcentrum Vinkenbos primary school is about 212 metres away, and Basisschool Heilinde is about 1.7 km. The GP practice Huisartsenpraktijk Dronkers is 238 metres away, and Service Apotheek Sprundel is 346 metres away. The nearest bus stop is Sint Willebrord, Noorderstraat, about 772 metres away, served by line 162.
What do residents say about living in Sprundel?
Residents of the municipality of Rucphen give an average score of 8.67 out of 10, based on four reviews. One resident says: "A special but cosy neighbourhood, where cleanliness is important", while another describes it as "Enormously good". A third notes it is "Pleasantly quiet" but mentions the lack of shops nearby. These reviews reflect the wider municipality, not just this specific neighbourhood.
What is the energy label and what does it mean for costs?
The energy label for this home is C. This is a mid-range label, so you can expect moderate energy costs. The home has double glazing, HR+ glass and cavity wall insulation, which may help with keeping the home warm. The central heating boiler provides heating. The label itself does not indicate the structural condition of the home.
How far is the nearest train station?
The nearest train station is Etten-Leur, which is about 5.1 km from the home. This is a reasonable distance for commuting by train, though you would need to factor in travel to the station. The nearest bus stop, Sint Willebrord, Noorderstraat, is about 772 metres away and is served by bus line 162.
What is the flood risk for this address?
The current flood risk for this address is low, and it is also expected to remain low by 2050. The pluvial flooding risk at heavy rain is medium, meaning there is a moderate chance of waterlogging during intense rainfall. These are area-level indications based on public climate data, not an assessment of this specific property.
