Vezelstraat 17
Vlashoek, Oss
NeighbourhoodA semi-detached home in Vlashoek
Vlashoek is a quiet, established part of Oss, where the streets are lined with mature trees and the pace of life feels unhurried. This semi-detached house on Vezelstraat 17 sits in the middle of it all, a 1960s home with a classic layout and a garden that faces north. With an asking price of €450,000, the price is on the high side compared to the average for semi-detached houses in Oss, which sits at €485,200.
The home itself
Inside, the house offers five rooms spread over three floors, including three bedrooms and one bathroom. The living area measures 118 m², and the plot is 289 m², both according to the agent and the BAG registration. The home has a detached brick garage and a north-facing back garden of 120 m². It comes with full ownership, and the agent notes insulation in the roof, floor, and walls, plus double glazing. Heating is provided by a combination of underfloor heating (partial), an open fireplace, and a central heating boiler.
Life in Vlashoek
Residents of the district of Ussen, which includes Vlashoek, give their surroundings an average score of 7.01, based on five reviews. One resident says: "Cosy neighbourhood and all amenities within walking distance, especially for the elderly and less mobile people, always a chat with neighbours. In a word, cosy neighbourhood.!!" Another adds: "A very nice neighbourhood to live in, especially with children: the football club is within walking distance and the school too, and a view of the polder. I couldn't wish for a nicer neighbourhood." The neighbourhood has around 2,500 residents, and the housing stock is mostly owner-occupied. The Vlashoek neighbourhood is part of Ussen, and the reviews reflect a community that values its amenities and green spaces.
Amenities and transport
Daily errands are easy from here. The Jumbo and Aldi supermarkets are just around the corner, and the Albert Heijn is a ten-minute walk away. For school, BS Hertogin Johanna A and Kindcentrum De Aventurijn are both a couple of streets away. The GP practice Huisartsenpraktijk Ussen and Apotheek Ussen are also nearby. Public transport is well covered: bus line 262, 296, and 662 stop at Oss, Zaltbommelseweg, about a ten-minute walk, and Oss West train station is just around the corner. The municipality of Oss offers further amenities within easy reach.
WOZ and address data
The WOZ value for this home is €412,000, based on the reference date 1 January 2025. The asking price is 9% above this value. Between 2020 and 2025, the WOZ value rose by 70%, from €243,000 to €412,000. As for the area, the noise level from road traffic is 49 dB Lden, which is above the norm, while railway and aircraft noise are below the norm. The foundation risk indication is low, and the soil type is sand. For climate, the pluvial flooding risk is medium, the current flood risk is medium, and the 2050 flood risk is low. Heat stress is currently low but is expected to be medium by 2050. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Evelien Ploegmakers Makelaardij on Vastgoed Nederland and 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 Vezelstraat 17, Oss
What is the asking price for this semi-detached house in Vlashoek?
The asking price is €450,000. This is 9% above the WOZ value of €412,000 (reference date 1 January 2025). The average asking price for semi-detached houses in Oss is €485,200, so this home is priced below that average, but the price per square metre is €3,814, which is higher than the neighbourhood average of €3,508 per m².
How many rooms and bedrooms does this house have?
According to the agent, the house has five rooms in total, including three bedrooms and one bathroom, spread over three floors. The living area is 118 m², and the plot is 289 m². There is also a detached brick garage and a north-facing back garden of 120 m².
What is the WOZ value of this property?
The WOZ value is €412,000, based on the reference date 1 January 2025. The asking price is 9% above this value. Over the past five years, the WOZ value has increased by 70%, from €243,000 in 2020 to €412,000 in 2025.
What are the noise levels like in this area?
The area-level noise data shows that road traffic noise is 49 dB Lden, which is above the norm. Railway noise is 39 dB Lden, and aircraft noise is 36 dB Lden, both below the norm. These are indications for the area, not measurements for this specific home.
What supermarkets are near this home?
The nearest supermarkets are Jumbo and Aldi, both about 612 metres away, which is a ten-minute walk. There is also another Aldi at 908 metres and an Albert Heijn at 910 metres. So you have several options for groceries within walking distance.
What is the neighbourhood of Vlashoek like?
Vlashoek is part of the district Ussen in Oss. Residents of the district give it an average score of 7.01, based on five reviews. One resident describes it as a cosy neighbourhood with amenities within walking distance, while another appreciates the proximity to a football club and school, and the view of the polder.
How far is the nearest train station?
The nearest train station is Oss West, which is about 304 metres away, so it's just around the corner. This makes it convenient for commuting or travelling by train. There are also bus stops nearby, such as Oss, Zaltbommelseweg, with lines 262, 296, and 662.
What is the energy label of this house?
The energy label is B. This is a relatively efficient label, so you can expect moderate energy costs. The agent also mentions that the home has insulation in the roof, floor, and walls, as well as double glazing, which can contribute to keeping the home warm.
What is the foundation risk for this property?
The foundation risk indication for the area is low, and the soil type is sand. This is an area-level indication based on public data, not an inspection of this specific home. The house was built in 1960, which is before 1970, but that does not imply any specific issues.
Are there any flood risks in this area?
According to the climate risk data, the current flood risk is medium, and the pluvial flooding risk (from heavy rain) is also medium. By 2050, the flood risk is expected to be low. Heat stress is currently low but is expected to be medium by 2050. These are area-level indications.
Statistics for Vlashoek
Figures on residents, liveability and the housing market
| Sale price | €485,200 | €460,000 |
|---|---|---|
| Sale per m² | €3,508 | – |
Experiences from Ussen
How residents experience their district
Cosy neighbourhood and all amenities within walking distance, especially for the elderly and less mobile people, always a chat with neighbours. In a word, cosy neighbourhood.!!
Auto-translated to English by AIAs I wrote above, a nice neighbourhood to live in, especially with children: the football club is within walking distance and the school too, and a view of the polder. I couldn't wish for a nicer neighbourhood.
Auto-translated to English by AIThe neighbourhood is part of Ussen and is reasonably well provided with greenery, has a shopping centre with limited offerings. Due to national/municipal regulations, many immigrants have moved into the neighbourhood in recent years. Besides language problems, they are also not familiar with the habits of the average Dutch person. Among themselves, they still speak their own language and the children are not taught Dutch either. A great loss for themselves and a nuisance for the surroundings. Upon entering our country, it would also be good to inform them about some general customs/practices in addition to the language. Such as how to put out rubbish, maintain gardens, etc. (they don't read the relevant app)
Auto-translated to English by AIIn my neighbourhood, most people are quiet on their own, sometimes a party, other times you hear children shouting and people complain a lot.
Auto-translated to English by AIA lot of litter and people put everything outside just to avoid taking it to the dump or thrift store themselves. Also, it would be nice if they looked at who they give the houses to. If you want more integration, don't put too many families who barely speak Dutch from different cultures next to each other, so that you can actually connect with each other.. I don't know anything about education as we don't use it
Auto-translated to English by AIStatistics for Ussen
Figures on residents, liveability and the housing market
| Sale price | €482,153 | €439,514 |
|---|---|---|
| Sale per m² | €3,531 | – |
| Rent price | €1,275 p/m | €1,275 p/m |
| Rent per m² | €9 p/m | – |
Experiences from Oss
How residents experience their municipality
Quiet neighbourhood close to public transport and easily accessible via the motorways. In addition, shops and schools are nearby.
Auto-translated to English by AIalways together and there for everyone
Auto-translated to English by AIThis neighbourhood has many people with knives on fatbikes and is really not safe. The houses could be renovated.
Auto-translated to English by AIit's a good experience, there's not really anything bad
Auto-translated to English by AINo contact with people 80 percent foreign can't understand foreign children on fatbikes life-threatening don't look at anything ever with 3 people on a bike
Auto-translated to English by AIBeautiful
Auto-translated to English by AIIt's good to live here but enforcement regarding parking would be nice, especially parking on the pavements. As for safety, people are themselves responsible for a child on a fat bike??? Parents!!! Also walking dogs, the owners should clean up the dog poop. (Also stricter enforcement here.
Auto-translated to English by AIMore foreigners than Dutch people managing. They don't speak the language. They think they can do everything. You can't make small talk with anyone because we can't understand each other. They ride fatbikes all day, also on footpaths or where small children play.
Auto-translated to English by AIStatistics for Oss
Figures on residents, liveability and the housing market
| Sale price | €594,755 | €548,067 |
|---|---|---|
| Sale per m² | €3,866 | – |
| Rent price | €1,351 p/m | €1,238 p/m |
| Rent per m² | €13 p/m | – |
Location and amenities
Vezelstraat 17, Oss
Risks and environmental factors
Noise, foundation and climate around this address
Noise levels
Foundation risk
Rainwater flooding
Flooding
Heat stress
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