A quiet spot in Het Rul
This terraced house on De Knolraap 10 sits on a quiet road in a residential area of Het Rul, a small neighbourhood in Heesch. With 575 residents, it is a compact community where families make up a large share of the households. The asking price of €425,000 is keen compared with the average asking price of €451,667 for homes currently for sale in this neighbourhood. For context, [terraced houses in Bernheze]( /koopwoningen/bernheze/tussenwoningen/ ) are listed at an average of €3,892 per m².
The home itself
Built in 1990, this three-storey family home has five rooms, including four bedrooms and one bathroom. The living area is 117 m² according to the BAG registration, while the agent lists 128 m²; the plot is 141 m² in both. The garden, which faces southwest, measures 59 m². The home is fully owned and comes with roof, floor and wall insulation as well as double glazing, and is heated by a central heating boiler. The energy label is A, an efficient label.
Life in Het Rul
Residents of the municipality of Bernheze give their living environment an average score of 6.69, based on four reviews. One resident says: "The neighbourhood is very nice to live in, only the new road with the ridiculously high kerbs (curbs) to the houses / driveways is so dangerous." Another mentions "little greenery and pavements and few parking spaces." These reviews describe the wider municipality rather than Het Rul specifically. The neighbourhood itself has 230 homes, of which 79% are owner-occupied. [The Het Rul neighbourhood]( /buurt/het-rul-bernheze/ ) is home to a mix of ages, with 30% of residents between 45 and 65.
Amenities and transport
A five-minute walk takes you to Basisschool De Kiem, and a couple of streets away you will find Basisschool Emmaus and Hooghuis Heesch for secondary education. For groceries, Aldi, Lidl, Jumbo and Albert Heijn are all around a ten-minute walk. The GP practice Hiemstra and BENU Apotheek Gildestraat are also within walking distance. Bus stop Heesch, De Ploeg is just around the corner, served by line 157, and Heesch, Stationsplein is a ten-minute walk with lines 90, 157, 305 and 690. The nearest train station is Oss West, about 4 km away. [The municipality of Bernheze]( /gemeente/bernheze/ ) offers further amenities within reach.
WOZ and address data
The WOZ value for this home is €406,000 as of 1 January 2025, and the asking price is 5% above that value. Between 2020 and 2025, the WOZ value rose by 66%, from €244,000 to €406,000. According to public address-level data, the noise from road traffic is 49 dB Lden, which is above the norm, while aircraft noise is 37 dB Lden, below the norm. The foundation risk indication is low, with sandy soil. For climate, the indication for pluvial flooding at heavy rain is medium, while flood risk is low now and in 2050; heat stress is low now but medium by 2050. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, this home is offered via multiple channels, including Akker Makelaardij and Akker Makelaardij on Vastgoed Nederland.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
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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 De Knolraap 10, Heesch
How does the asking price compare with the WOZ value?
The asking price of €425,000 is 5% above the WOZ value of €406,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. Between 2020 and 2025, the WOZ value increased by 66%, from €244,000 to €406,000.
What is the layout of this terraced house?
This three-storey home has five rooms in total, including four bedrooms and one bathroom. The living area is 117 m² according to the BAG registration, while the agent lists 128 m². The plot is 141 m². There is a garden of 59 m² facing southwest. The home is fully owned.
What is the energy label and what does it mean?
The energy label is A, which is an efficient label. The home has roof, floor and wall insulation as well as double glazing, and is heated by a central heating boiler. With an A label, you can expect relatively low energy costs compared with less efficient labels.
What are the noise levels around this address?
According to public address-level data, the noise from road traffic is 49 dB Lden, which is above the Dutch noise norm. Aircraft noise is 37 dB Lden, which is below the norm. These figures are area-level indications from 2022 and do not represent a measurement inside the home.
What is the foundation risk for this home?
The foundation risk indication for this address is low, and the soil type is sand. This is an area-level indication based on public data, not an inspection of the specific property. It gives a general sense of the risk in the area rather than a verdict on this home's foundation.
What are the flood and heat stress risks?
The climate risk indications for this address are: pluvial flooding at heavy rain is medium, flood risk is low both now and in 2050, and heat stress is low now but medium by 2050. These are area-level indications from the Klimaateffectatlas, not a property-specific assessment.
Which schools are nearby?
Basisschool De Kiem is about 156 metres away, a short walk. Basisschool Emmaus is about 706 metres away, and Hooghuis Heesch, a secondary school, is about 896 metres away. These are the nearest schools within the area.
What supermarkets are within walking distance?
Aldi is about 1.1 km away, Lidl about 1.2 km, Jumbo about 1.2 km, and Albert Heijn about 1.2 km. All are within a ten-minute walk or a short cycle. There are also other supermarkets within 5 km.
How is the public transport connection?
Bus stop Heesch, De Ploeg is about 408 metres away, served by line 157. Heesch, Stationsplein is about 1 km away with lines 90, 157, 305 and 690. The nearest train station is Oss West, about 4.2 km away.
What is the neighbourhood like?
Het Rul is a small neighbourhood with 575 residents. Of the 230 homes, 79% are owner-occupied. Residents of the municipality of Bernheze give their living environment an average score of 6.69, based on four reviews. One resident mentions the neighbourhood is "very nice to live in," while another notes "little greenery and pavements and few parking spaces."
