A quiet spot in Dorst
Mincerstraat 11 is a terraced house in Dorst, a village within the municipality of Oosterhout. The home was built in 1994 and has an energy label B. With an asking price of €419,000, this is the cheapest of the 11 homes currently for sale in the neighbourhood, and the price sits 41% below the average asking price of €710,182 in the area. For comparison, terraced houses in Oosterhout give a sense of what else is available nearby.
The home itself
This end-of-terrace family home has 4 rooms, including 3 bedrooms and 1 bathroom, spread over 2 floors. The living area is listed as 84 m² by the agent, while the BAG registration records 95 m². The plot measures 143 m². According to the agent, the home has roof insulation, double glazing, wall insulation and floor insulation, and is heated by a central heating boiler. There is a front and back garden, and the property is in full ownership.
Life in Dorst
Dorst is a village where, according to residents of the municipality of Oosterhout, people know each other well. One resident describes it as "Cosy and quiet", adding that "almost everyone knows each other". Another resident appreciates the "good accessibility" and the range of amenities, though they mention some nuisance from fatbikers at Lukwelpark. Based on 15 reviews, residents across the municipality give an average score of 7.47. The neighbourhood itself has around 2,775 inhabitants, with a mix of ages and household types. The Dorst neighbourhood offers a quiet, familiar setting.
Amenities and transport
Daily errands are easy from here. The nearest supermarket, SPAR express, is a ten-minute walk away, and there are more options within a short drive, including Albert Heijn and Jumbo. For school, Rooms Katholieke Basisschool Marcoen is just around the corner. The GP practice, Huisartsenpraktijk van Beijsterveldt, is a ten-minute walk, while the nearest pharmacy, Medsen Apotheek Heusdenhout, is a bit further. Bus stops at Kapelerf, Rijksweg and Dennenlaan are all within a five-minute walk, served by lines 170 and 205. The nearest train station is Gilze-Rijen, about 5 km away. The municipality of Oosterhout provides the wider context for these facilities.
WOZ and address data
The WOZ value for this home is €395,000, based on the reference date 1 January 2025. The asking price is 6% above this value. Between 2020 and 2025, the WOZ value rose by 61%, from €245,000 to €395,000. As for the address, 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, with sandy soil. Climate indications for the area include low pluvial flooding risk, low current flood risk, and low heat stress, though heat stress is expected to become 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 Van der Plas & De Vegt makelaardij B.V.
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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 Mincerstraat 11, Dorst
How does the asking price compare to the WOZ value?
The asking price of €419,000 is 6% above the WOZ value of €395,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Over the past five years, the WOZ value has increased by 61%, from €245,000 in 2020 to €395,000 in 2025.
What is the layout of this home?
This is an end-of-terrace family home with 4 rooms, including 3 bedrooms and 1 bathroom, spread over 2 floors. The agent lists the living area as 84 m², while the BAG registration records 95 m². The plot is 143 m². There is a front and back garden, and the property is in full ownership.
What is the energy label and what does it mean?
The energy label is B. This label indicates the home's energy performance, and with label B you can expect moderate energy costs. The agent also mentions that the home has roof insulation, double glazing, wall insulation and floor insulation, and is heated by a central heating boiler.
What is the foundation risk for this address?
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 this specific home. The climate indications for the area include low pluvial flooding risk, low current flood risk, and low heat stress, though heat stress is expected to become medium by 2050.
What amenities are nearby?
The nearest supermarket is SPAR express, about 1.4 km away, with Albert Heijn and Jumbo within a few kilometres. Rooms Katholieke Basisschool Marcoen is about 270 metres away. The GP practice Huisartsenpraktijk van Beijsterveldt is about 800 metres away, and the nearest pharmacy is Medsen Apotheek Heusdenhout, about 2.7 km away.
How is the public transport in this area?
There are several bus stops within a short walk: Dorst, Kapelerf (lines 170 and 205) at about 420 metres, Dorst, Rijksweg (line 170) at about 500 metres, and Dorst, Dennenlaan (line 205) at about 540 metres. The nearest train station is Gilze-Rijen, about 5 km away.
What do residents say about living in this area?
Residents of the municipality of Oosterhout give an average score of 7.47, based on 15 reviews. One resident describes the area as "Cosy and quiet", noting that "almost everyone knows each other". Another resident appreciates the "good accessibility" and the range of amenities, though they mention some nuisance from fatbikers at Lukwelpark.
How does the price compare to other homes in the neighbourhood?
The asking price of €419,000 is the lowest among the 11 homes currently for sale in the neighbourhood. It is 41% below the average asking price of €710,182. The living area of 84 m² is 47% smaller than the neighbourhood average of 158 m².
