A modern terraced home in Munsel-Selissen
Huygensstraat 131 sits in Munsel-Selissen, a residential area in Boxtel where the streets are lined with family homes. Built in 2005, this terraced house has a contemporary feel that matches its age. The asking price of €550,000 sits 14% above the WOZ value, which puts it on the high side compared with the municipal valuation. For context, [terraced houses in Boxtel] give you a sense of what similar homes in the area are asking.
Inside the home
This is a three-storey family home with five rooms in total, including four bedrooms and one bathroom. The living area comes to 147 square metres according to the BAG registration, while the agent lists it as 146 square metres. The plot is 230 square metres. The home is fully insulated and has partial underfloor heating plus a heat recovery ventilation system. There is a front garden facing southwest and a carport for parking. The property is freehold, so you own the land outright.
Life in Munsel-Selissen
Munsel-Selissen is home to around 3,100 people, and the atmosphere here is shaped by its mix of ages and households. Residents of the wider district give it an average score of 6.2 out of 10, based on nine reviews. One resident says: "A quiet neighbourhood with friendly people, but you do notice that some things are missing." Another notes: "Living in the centre is cosy during the day. In the evening, poorly lit streets and shady characters on the street." The reviews reflect a place where people know each other, but where greenery and amenities could be better. [The Munsel-Selissen neighbourhood] has its own character within Boxtel.
Amenities and transport
Daily errands are manageable from here. The Aldi is a ten-minute walk away, with the Jumbo a couple of streets further. Basisschool De Vorsenpoel is just around the corner, and there are several other primary schools within easy reach. The GP practice Huisartsen de Vier Kwartieren is a ten-minute walk, and the pharmacy Boots Apotheek Oosterhof is nearby too. Bus line 299 stops at Boxtel, Langenberg, a ten-minute walk from the house, and the train station in Boxtel is about two kilometres away. [The municipality of Boxtel] covers the wider area.
WOZ value and address data
The WOZ value is €484,000 with a reference date of 1 January 2025, and the asking price sits 14% above that figure. The home has an energy label A, which is an efficient label. At the address level, the road traffic noise is measured at 70 dB Lden, which is above the noise standard, while railway and aircraft noise stay below their standards. The foundation risk indication is low, with sandy soil. Flood risk is low both now and in 2050, and heat stress is low at present but medium by 2050. These are area-level indications from public data, not an inspection of this specific home.
Source
At the time of writing the home is offered via multiple channels, including Tijn Maas Makelaardij and Tijn Maas Makelaardij 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 Huygensstraat 131, Boxtel
How does the asking price compare with the WOZ value?
The asking price of €550,000 is 14% above the WOZ value of €484,000, 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 difference between the asking price and the WOZ value is a fact about the listing, and what it means for negotiations is for you to judge.
What is the layout of this terraced house?
The home has five rooms across three floors, including four bedrooms and one bathroom. The living area is 147 square metres according to the BAG registration, while the agent lists it as 146 square metres. The plot measures 230 square metres. There is a front garden facing southwest and a carport for parking. The property is freehold.
What is the energy label and what does it mean for costs?
The energy label is A, which is an efficient label. This means the home is likely to have relatively low energy costs compared with less efficient labels. The home is also fully insulated and has partial underfloor heating plus a heat recovery ventilation system, according to the agent. These features support the efficient label, though the label itself is the official rating.
What is the noise situation at this address?
The road traffic noise at the address is measured at 70 dB Lden, which is above the noise standard, based on 2022 data. Railway noise is 31 dB Lden and aircraft noise is 28 dB Lden, both below their respective standards. These are area-level indications from public data sources, not measurements taken at the property itself.
What are the flood and foundation risks at this address?
The flood risk is low both now and in 2050, according to the climate data. Heat stress is currently low but is expected to be medium by 2050. The foundation risk indication is low, with sandy soil. These are area-level indications from public data, not an inspection of this specific home.
Which supermarkets and schools are nearby?
The nearest supermarket is the Aldi, about 910 metres away, followed by the Jumbo at 1,145 metres and the Lidl at 1,389 metres. For schools, Basisschool De Vorsenpoel is 871 metres away and OBS de Spelelier is 1,082 metres. There are also several other primary and secondary schools within a few kilometres.
What public transport options are available?
The nearest bus stop is Boxtel, Langenberg, about 696 metres away, served by line 299. Another stop, Boxtel, Elzengaard, is 725 metres away on the same line. The stop at Boxtel, Vicaris van Alphenlaan, about 1,002 metres away, is served by lines 203, 204, 299 and 644. The nearest train station is Boxtel, about 1,968 metres away.
What do residents say about living in this area?
Residents of the wider district give it an average score of 6.2 out of 10, based on nine reviews. One resident says: "A quiet neighbourhood with friendly people, but you do notice that some things are missing." Another notes: "Living in the centre is cosy during the day. In the evening, poorly lit streets and shady characters on the street." The reviews mention a sense of community but also limited greenery and amenities.
How many people live in Munsel-Selissen?
Munsel-Selissen has around 3,115 residents. The average household size is 2.6 people, and 46% of households have children. About 21% of households are single-person households. The neighbourhood has a mix of ages, with the largest group being those aged 45 to 65, making up 32% of the population.
