A semi-detached home in Prinsessenbuurt
Van Heeswijkstraat 48 is a semi-detached house from 1948, sitting in the Prinsessenbuurt neighbourhood of Kaatsheuvel, within the municipality of Loon op Zand. The home has an energy label D, which means you can expect moderate energy costs. With an asking price of €499,000, the price is 36% below the neighbourhood average asking price of €783,000, which puts it on the low side compared to other homes in the area. For context, the average asking price per square metre in the neighbourhood is €4,055, and this home is listed at €4,124 per square metre based on the agent's floor area. If you are looking at the wider market, there are currently three homes for sale in the neighbourhood, with prices ranging from €679,000 to €975,000. You can see more semi-detached houses in Loon op Zand for comparison.
The home itself
According to the agent, this is a single-family home with four rooms, including three bedrooms and one bathroom, spread over three floors. The living area is listed as 121 m² by the agent, while the BAG registration records 131 m². The plot is 242 m² according to both sources. The home has a south-facing back garden of 99 m². The agent states that the home is fully insulated with double glazing, and it has a central heating boiler. The volume of the home is 450 m³.
Life in Prinsessenbuurt
Prinsessenbuurt is a small neighbourhood with around 660 residents, and about 30% of them are aged 65 or older. The housing stock is mostly owner-occupied, with 64% of homes being owner-occupied. Residents of the municipality of Loon op Zand give their living environment an average score of 7.9, based on six reviews. One resident says: "cosy neighbourhood". Another resident mentions: "Enjoy living there, always a good day and a chat". A third resident simply says: "I think it's reasonable". These reviews reflect the wider municipality rather than this specific neighbourhood. The neighbourhood has a mix of ages, with 16% of residents under 15 and 27% between 45 and 65. For more details, you can look at the Prinsessenbuurt neighbourhood.
Amenities and transport
The daily essentials are close by. The nearest primary school, RK Basisschool De Vaert, is just around the corner, and the GP practice Huisartsenpraktijk Rozet is also nearby. For groceries, Albert Heijn is a couple of streets away, and Lidl is a ten-minute walk. The nearest bus stop is Kaatsheuvel, Efteling, which is a couple of streets away and serves bus lines 7, 136, 300, 301, 602, 800, and 801. The nearest train station is Tilburg Reeshof, about 12 km away. For secondary education, Van Haestrecht College is about 1.4 km away. The hospital, Tweesteden Ziekenhuis Waalwijk, is about 3.4 km away. The municipality of Loon op Zand offers a range of services and amenities, as you can see on the municipality of Loon op Zand.
WOZ and address data
The WOZ value of the home is €383,000, with a reference date of 1 January 2025. The asking price is 30% above this WOZ value. According to public risk data at the address level, the noise from road traffic is 62 dB Lden, which is above the noise standard, while aircraft noise is 38 dB Lden, which is below the standard. The foundation risk indication is low, and the soil type is sand. For climate risks, the indication for pluvial flooding is low, as is the current flood risk and the flood risk for 2050. Heat stress is currently low but is indicated as medium for 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 De Makelaars van Altena and De Makelaars van Altena.
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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 Van Heeswijkstraat 48, Kaatsheuvel
How does the asking price compare to the WOZ value?
The asking price of €499,000 is 30% above the WOZ value of €383,000, which was set with a reference date of 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The asking price is also 36% below the neighbourhood average asking price of €783,000, so it sits on the low side compared to other homes currently for sale in Prinsessenbuurt.
What is the layout of this semi-detached house?
According to the agent, this is a single-family home with four rooms, including three bedrooms and one bathroom, spread over three floors. The living area is listed as 121 m² by the agent, while the BAG registration records 131 m². The plot is 242 m². There is a south-facing back garden of 99 m². The home has a central heating boiler and is described as fully insulated with double glazing.
What is the energy label and what does it mean for costs?
The home has an energy label D. This is not the most efficient label, so you can expect moderate energy costs for heating and electricity. The agent states that the home is fully insulated with double glazing, which may help with keeping the home warm. However, the energy label itself does not tell you the exact condition of the insulation or installations, so actual costs will depend on usage and the efficiency of the heating system.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public risk data. The soil type is sand, and the home was built in 1948, which is before 1970. This is an area-level indication based on public data, not an inspection of this specific home. It means that, at the area level, the risk of foundation issues is considered low, but it does not guarantee the condition of the foundation of this particular property.
What are the noise levels like at this address?
According to public risk data, the noise from road traffic at this address is 62 dB Lden, which is above the Dutch noise standard. Aircraft noise is 38 dB Lden, which is below the standard. These are area-level indications based on data from 2022, not measurements taken at the property itself. The noise levels can affect comfort, but the actual experience will depend on the exact position of the home and the surrounding buildings.
What amenities are within walking distance?
The nearest primary school, RK Basisschool De Vaert, is just around the corner at about 77 metres. The GP practice Huisartsenpraktijk Rozet is also very close, at about 130 metres. For groceries, Albert Heijn is about 500 metres away, and Lidl is about 900 metres away. The nearest bus stop, Kaatsheuvel, Efteling, is about 400 metres away and serves several bus lines. A pharmacy is about 1 km away.
How is the neighbourhood of Prinsessenbuurt?
Prinsessenbuurt is a small neighbourhood with around 660 residents. About 30% of residents are aged 65 or older, and 16% are under 15. The housing stock is mostly owner-occupied, with 64% of homes being owner-occupied. Residents of the wider municipality of Loon op Zand give their living environment an average score of 7.9, with one resident calling it a "cosy neighbourhood". These reviews reflect the municipality, not just this neighbourhood.
Why is the living area different between the agent and the BAG registration?
The agent lists the living area as 121 m², while the BAG registration records 131 m². The difference is not explained in the listing. The plot area is the same in both sources at 242 m². When comparing prices per square metre, the agent's figure of 121 m² is used, which gives a price per square metre of €4,124.
