Burgemeester Ploegmakerslaan 79
Vlashoek, Oss
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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 Burgemeester Ploegmakerslaan 79, Oss
What is the asking price and how does it compare to the neighbourhood?
The asking price is €385,000. This is 21% below the average asking price of €485,200 for homes in the neighbourhood, and 19% above the WOZ value of €324,000 (reference date 1 January 2025). The average price per m² in the neighbourhood is €3,508, while this home is listed at €3,929 per m² based on the agent's living area of 98 m².
How many rooms and bedrooms does this home have?
According to the agent, the home has five rooms, including three bedrooms and one bathroom, spread over three floors. The living area is listed as 98 m² by the agent, but the BAG registration records 112 m². The property also has a north-facing backyard of 33 m².
What is the WOZ value and how has it developed?
The WOZ value is €324,000 as of 1 January 2025. The asking price is 19% above this value. Over the past five years, the WOZ value has increased by 80%, from €180,000 in 2020 to €324,000 in 2025. This reflects the municipal valuation, not the current market value.
What are the noise levels around this address?
Public data indicates that road traffic noise at this address is 57 dB Lden, which is above the Dutch standard. Railway noise is 45 dB Lden and aircraft noise is 36 dB Lden, both below their respective standards. These are area-level indications based on public data, not measurements taken at the property itself.
What amenities are within walking distance?
The nearest primary school, BS Hertogin Johanna A, is about 360 metres away. The GP practice Huisartsenpraktijk Ussen and Apotheek Ussen are both around 600 metres away. For groceries, Jumbo and Aldi are about 730 metres away, and Albert Heijn is about 770 metres. Oss West train station is just 200 metres from the home.
What is the neighbourhood like according to residents?
Residents of the district give it an average score of 7.01 out of 10, 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 a view of the polder. A third review mentions the neighbourhood has greenery and a shopping centre, but notes some challenges with newcomers.
What is the energy label and what does it mean?
The home has energy label A, which is an efficient label. According to the agent, the home is fully insulated, including roof, floor, and wall insulation, and has a central heating boiler. This suggests the home is likely to have relatively low energy costs, though actual costs depend on usage.
Is there a garden and what is its orientation?
Yes, the home has a backyard of 33 m², which faces north. This means the garden gets less direct sunlight during the day, but it can be a cool retreat in summer. The garden is accessible from the house, and the property is in full ownership, so there is no leasehold.
What public transport options are available?
The nearest bus stop is Oss, Zaltbommelseweg, about 1.2 km away, serving lines 262, 296, and 662. Oss Centraal Station is about 1.6 km away with more lines. The nearest train station is Oss West, just 200 metres away, providing rail connections. No travel times or destinations are specified in the listing.
How many homes are currently for sale in the neighbourhood?
There are 15 homes currently for sale in the neighbourhood, with asking prices ranging from €349,000 to €795,000. The average asking price is €485,200, and the median is €460,000. The average living area of these homes is 152 m², which is larger than this home's 98 m².
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
Burgemeester Ploegmakerslaan 79, Oss
Risks and environmental factors
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