Irenelaan 28
Vliedberg, Heusden
NeighbourhoodA quiet spot in Vliedberg
Tucked away on a quiet road in a leafy part of Vliedberg, this terraced house from 1962 offers a calm setting while still being part of a lively neighbourhood. The home sits on a plot of 174 m² and has a living area of 84 m² according to the agent, which is 37% smaller than the neighbourhood average of 133 m². With an asking price of €375,000, the price is 26% below the average asking price of €507,750 in the neighbourhood, so it sits on the sharp side compared to other terraced houses in Heusden.
Inside the home
The house has five rooms, including three bedrooms and one bathroom, spread over two floors. The total volume is 310 m³. According to the agent, the home has partial double glazing, a central heating boiler, an open fireplace, and partial underfloor heating. It is offered with a front and back garden, with the back garden facing south. The property is freehold, so you own the land outright.
Life in Vliedberg
Residents of the district give their surroundings an average score of 7.59, based on three reviews. One resident says: "Nice neighbourhood where everyone respects each other and neighbours help each other when needed. All kinds of amenities are nearby: shops, church, school, town hall. On the edge of the village, so also straight into nature and the countryside for walking and cycling." Another resident notes: "Everything is fine here. All amenities are on one square, which is usually convenient, but it also makes it very busy there, especially with parking." The neighbourhood has about 4,585 inhabitants, and a good mix of ages. For a sense of what it's like to live here, the Vliedberg neighbourhood page offers more details.
Amenities and transport
For daily errands, PLUS supermarket is just around the corner, and Jumbo, Aldi, and Albert Heijn are a ten-minute walk away. Two primary schools are within walking distance: Rooms Katholieke Basisschool t Palet and Kindcentrum De Vlechter. The nearest GP is Huisartsenpraktijk Wielders-Kuijpers en Van Lier, and the pharmacy Zon Apothekers is nearby. Bus stop Vlijmen, Burg. van Houtplein is on your doorstep with line 136, and other stops with lines 136 and 301 are a couple of streets away. The train station in 's-Hertogenbosch is about 6.8 km away. All this is part of the municipality of Heusden.
WOZ and address data
The WOZ value for 2025 is €338,000, based on the reference date 1 January 2025. The asking price is 11% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 69%, from €200,000 to €338,000. As for address risks, the noise level from road traffic is 50 dB Lden, which is above the noise standard (reference year 2022). The foundation risk indication is low, based on area-level data. For climate risks, the indication for pluvial flooding is medium, and the current flood risk is elevated, while heat stress is low. 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, both through AMB Makelaars 's-Hertogenbosch I Qualis.
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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 Irenelaan 28, Vlijmen
How does the asking price compare to the WOZ value?
The asking price of €375,000 is 11% above the WOZ value of €338,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the market value. Over the past five years, the WOZ value has increased by 69%, from €200,000 in 2020 to €338,000 in 2025.
What is the layout of this terraced house?
According to the agent, the house has five rooms, including three bedrooms and one bathroom, spread over two floors. The total volume is 310 m³. The living area is 84 m² according to the agent, while the BAG registration lists 85 m². The plot is 174 m². There is a front and back garden, with the back garden facing south.
What is the energy label and what does it mean for costs?
The energy label is C. This label indicates the energy performance of the home, and with label C you can expect moderate energy costs. The agent also mentions that the home has partial double glazing, a central heating boiler, an open fireplace, and partial underfloor heating. These features can influence your energy usage, but the label itself is a separate fact.
What are the noise levels like at this address?
The noise level from road traffic at this address is 50 dB Lden, which is above the Dutch noise standard, according to data from 2022. This is an area-level indication, not a measurement at the property itself. It means that traffic noise may be noticeable, but the actual experience can vary.
What is the foundation risk for this home?
The foundation risk indication for this address is low, based on area-level data. The home was built in 1962, and the soil type is sand. This is an indication for the area, not an inspection of the specific property. No conclusions about the actual foundation condition should be drawn from this.
What are the flood and heat stress risks?
According to area-level climate data, the risk of pluvial flooding (from heavy rain) is medium, and the current flood risk is elevated. By 2050, the flood risk is expected to be medium. Heat stress is currently low, but is expected to become medium by 2050. These are indications for the area, not for this specific home.
Which supermarkets are nearby?
The PLUS supermarket is just around the corner, about 115 metres away. Other supermarkets within a short distance include Jumbo, Aldi, and Albert Heijn, all about 1.7 km away. There are also more options within 5 km, with a total of 12 supermarkets in the area.
What schools are in the area?
There are two primary schools within walking distance: Rooms Katholieke Basisschool t Palet (about 397 metres) and Kindcentrum De Vlechter (about 572 metres). For secondary education, the nearest school is about 4.9 km away. There are also childcare options nearby, with a day-care centre at about 0.5 km.
How is the public transport in this neighbourhood?
The nearest bus stop is Vlijmen, Burg. van Houtplein, about 123 metres away, served by line 136. Other stops with lines 136 and 301 are within 400 metres. The nearest train station is 's-Hertogenbosch, about 6.8 km away. This gives you options for both local and regional travel.
What do residents say about living in this district?
Residents of the district give an average score of 7.59, based on three reviews. One resident praises the neighbourhood for its mutual respect and helpful neighbours, and the proximity to amenities and nature. Another mentions that everything is fine, but the central square can get busy with parking. A third resident complains about antisocial behaviour and speeding. These reviews reflect the district as a whole, not just this specific street.
How does the price per m² compare to the neighbourhood?
The asking price per m² is €4,464, based on the agent's living area of 84 m². This is higher than the average asking price per m² in the neighbourhood, which is €3,815. However, the total asking price is below the neighbourhood average because the home is smaller than average.
Experiences from Vliedberg
How residents experience their neighbourhood
People are antisocial, cars constantly park on the bend which is bloody annoying, people drive over the grass, fatbikes swerving down the middle of the road with phone in hand, and so on and so forth.
Auto-translated to English by AIStatistics for Vliedberg
Figures on residents, liveability and the housing market
| Sale price | €507,750 | €462,500 |
|---|---|---|
| Sale per m² | €3,815 | – |
Experiences from Vlijmen
How residents experience their district
Nice neighbourhood where everyone respects each other and neighbours help each other when needed. All kinds of amenities are nearby: shops, church, school, town hall. On the edge of the village, so also straight into nature and the countryside for walking and cycling. And just 6 minutes by car from Den Bosch, which is also ideal. The municipality cleans very regularly (sweeper truck), there is no mess in the neighbourhood. There is enough social control without being too much in each other's business.
Auto-translated to English by AIEverything is fine here. All amenities are on one square, which is usually convenient, but it also makes it very busy there, especially with parking. Additionally, people in the neighbourhood usually drive way too fast. The neighbourhood itself is good, with plenty of things for young children as well.
Auto-translated to English by AIPeople are antisocial, cars constantly park on the bend which is bloody annoying, people drive over the grass, fatbikes swerving down the middle of the road with phone in hand, and so on and so forth.
Auto-translated to English by AIStatistics for Vlijmen
Figures on residents, liveability and the housing market
| Sale price | €690,084 | €532,431 |
|---|---|---|
| Sale per m² | €4,115 | – |
| Rent price | €1,450 p/m | €1,450 p/m |
| Rent per m² | €13 p/m | – |
Experiences from Heusden
How residents experience their municipality
Nice neighbourhood where everyone respects each other and neighbours help each other when needed. All kinds of amenities are nearby: shops, church, school, town hall. On the edge of the village, so also straight into nature and the countryside for walking and cycling. And just 6 minutes by car from Den Bosch, which is also ideal. The municipality cleans very regularly (sweeper truck), there is no mess in the neighbourhood. There is enough social control without being too much in each other's business.
Auto-translated to English by AIBad, loitering youths harassing neighbours. I can't really say it's safe, they tear through the streets with cars or fatbikes. Preferably with phone in hand. Police hardly ever check anything.
Auto-translated to English by AIAs far as the Hamelpark and the adjoining streets are concerned, investment should be made in traffic safety. Although all of Oudheusden is designated as a "woonerf", for some it seems more like a racetrack. How fast can I drive past the speed-reducing measures such as speed bumps and road narrowings? The delivery services are also to blame for this. The neighbourhood has many children and motorists do not seem to take this into account, and it will go wrong one day. For a long time, the neighbourhood had a stable core of residents. Recently, labour migrants and emigrants dominate the housing market, and that is not a good prospect. They have no connection with their neighbours. As a result, the gap between current residents and newcomers will widen until everyone has left the neighbourhood. A missed opportunity for the municipality of Heusden to put a stop to this early on. This battle is lost. Not recommended for anyone looking for peace and cosiness.
Auto-translated to English by AIEverything is fine here. All amenities are on one square, which is usually convenient, but it also makes it very busy there, especially with parking. Additionally, people in the neighbourhood usually drive way too fast. The neighbourhood itself is good, with plenty of things for young children as well.
Auto-translated to English by AIAlways cosy!
Auto-translated to English by AIPeople are antisocial, cars constantly park on the bend which is bloody annoying, people drive over the grass, fatbikes swerving down the middle of the road with phone in hand, and so on and so forth.
Auto-translated to English by AIIt's nice to grow up in Oudheusden. There are many playgrounds, several primary schools, and the library is accessible. The main downside is the accessibility of Oudheusden by public transport. The bus goes to Den Bosch once every 30 minutes, but places like Waalwijk and Drunen are only reachable by the Buurtbus, which doesn't always run on time. If you want to travel outside the immediate area, you quickly become dependent on a car. Additionally, I think there has been a lot of litter on the streets in recent months. That's always a shame.
Auto-translated to English by AIA quiet, pleasant neighbourhood near the centre of Drunen with a number of nice playgrounds, a childcare centre and primary school all within walking distance.
Auto-translated to English by AIStatistics for Heusden
Figures on residents, liveability and the housing market
| Sale price | €661,769 | €561,772 |
|---|---|---|
| Sale per m² | €4,288 | – |
| Rent price | €1,790 p/m | €1,728 p/m |
| Rent per m² | €13 p/m | – |
Location and amenities
Irenelaan 28, Vlijmen
Risks and environmental factors
Noise, foundation and climate around this address
Noise levels
Foundation risk
Rainwater flooding
Flooding
Heat stress
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