A bright start in Gageldonk-Oost
This terraced house on Moerbei 35 sits in Gageldonk-Oost, a residential area in Bergen op Zoom where the streets are lined with family homes. The asking price of €375,000 is keen compared with the neighbourhood average asking price of €431,583, a difference of 13 percent. For context, the average asking price per square metre in the neighbourhood is €2,932, while this home comes in at €2,604 per square metre based on the agent's floor area. If you are looking at [terraced houses in Bergen op Zoom], this one sits at the lower end of the price range.
A home with room to spread out
Built in 2001, this four-storey family home offers six rooms, including four bedrooms and one bathroom, with a living area of 144 square metres according to the agent, while the BAG registration lists 136 square metres. The plot is 98 square metres. The south-facing back garden measures 19 square metres, and there is the possibility of a garage. The agent describes the home as fully insulated, with roof, floor and wall insulation, and it has a central heating boiler. The energy label is A, which is an efficient label, so energy costs should be relatively modest.
Life in Gageldonk-Oost
Residents of the wider district of Bergen op Zoom-Oost, which includes this neighbourhood, give their area an average score of 7.07 out of 10, based on 14 reviews. One resident says: "Nice good neighbourhood", though they add "More green would be nice". Another resident mentions: "Friendly, cosy area. It could be even better if outsiders took their own rubbish with them and didn't leave it behind in our bushes." A third review is less positive, noting that with many nationalities living together, "it's a neighbourhood with many problems". The neighbourhood itself has around 4,000 residents, and about 45 percent of homes are owner-occupied. For a closer look at [the Gageldonk-Oost neighbourhood], the mix of opinions gives a realistic picture.
Daily life and getting around
For groceries, the Albert Heijn is just around the corner, with an Ekoplaza a ten-minute walk away. The nearest primary school, Islamitische Basisschool, is on your doorstep, and Kindcentrum Kiemkade is a five-minute walk. The GP practice, Huisartsenpraktijk van der Sluiszen, is just around the corner, and the BENU Apotheek Gageldonk is a couple of streets away. Bus line 161 stops at Churchilllaan, just around the corner, and the train station Bergen op Zoom is a ten-minute walk. The Bravis Ziekenhuis is also within walking distance, and [the municipality of Bergen op Zoom] offers these amenities within easy reach.
WOZ value and address data
The WOZ value for this home is €321,000, with a reference date of 1 January 2025. The asking price is 17 percent above this WOZ value. Between 2020 and 2025, the WOZ value rose by 48 percent, from €217,000 to €321,000. As for the address, the noise level from road traffic is 49 dB Lden, which is above the noise standard, while railway and aircraft noise are below their standards. The foundation risk indication is low, with sandy soil, and the flood risk is low both now and in 2050. Heat stress is currently low but is expected to become medium by 2050. These are area-level indications, not an inspection of this specific home.
About the listing
At the time of writing, this home is offered via two channels, including WOONHUIS Makelaardij.
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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 Moerbei 35, Bergen Op Zoom
How does the asking price compare to the WOZ value?
The asking price of €375,000 is 17 percent above the WOZ value of €321,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price is also 13 percent below the average asking price in the neighbourhood, which is €431,583, so the asking price is keen relative to the local market.
What is the layout of this terraced house?
According to the agent, this home has six rooms, including four bedrooms and one bathroom, spread over four floors. The living area is 144 square metres as listed by the agent, while the BAG registration records 136 square metres. The plot is 98 square metres. There is a south-facing back garden of 19 square metres, and the agent mentions the possibility of a garage.
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 to less efficient labels. The agent also states that the home is fully insulated, with roof, floor and wall insulation, and it has a central heating boiler. However, the label itself does not guarantee specific costs, as usage patterns also play a role.
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 flood risk is also low, both currently and in 2050. Heat stress is currently low but is expected to become medium by 2050. These are indications for the area around the address.
What amenities are within walking distance?
The Albert Heijn supermarket is 527 metres away, and the Ekoplaza is about a ten-minute walk. The nearest primary school, Islamitische Basisschool, is 200 metres away, and Kindcentrum Kiemkade is 495 metres. The GP practice Huisartsenpraktijk van der Sluiszen is 247 metres away, and the BENU Apotheek Gageldonk is 385 metres. The Bravis Ziekenhuis is 697 metres away.
How is the public transport connection?
Bus line 161 stops at Bergen op Zoom, Churchilllaan, which is 155 metres away, and also at Gagelboslaan and Pasteurlaan. The nearest train station is Bergen op Zoom, at 920 metres, which is about a ten-minute walk. The bus line serves local connections, and the train station provides regional rail links.
What do residents say about living in this area?
Residents of the district of Bergen op Zoom-Oost, which includes this neighbourhood, give an average score of 7.07 out of 10, based on 14 reviews. One resident calls it a "Nice good neighbourhood" but wishes for more green. Another mentions it is "Friendly, cosy area" but complains about litter left by outsiders. A third review is more critical, citing problems due to many nationalities living together.
How has the WOZ value developed over the past five years?
The WOZ value has increased by 48 percent between 2020 and 2025, from €217,000 to €321,000. The reference date for the current value is 1 January 2025. This development reflects the general trend in the area, but the WOZ value is set by the municipality and may not match the current market value.
