Violenstraat 28
Goes-Oost, Goes
AreaA friendly terraced house in Goes-Oost
This terraced house on Violenstraat 28 sits in Goes-Oost, a part of Goes where life moves at a comfortable pace. Built in 1941, it is a home with history, and the energy label F means you can expect higher energy costs. The asking price of €289,000 is in line with the market, which is notable given that it sits 36% below the neighbourhood average asking price of €454,279. For context, the wider market here includes terraced houses in Goes with a range of price points.
The home itself
According to the BAG registration, the living area is 72 m² on a plot of 111 m². The home was built in 1941, and the energy label is F, which is the least efficient label, so heating costs are likely to be significant.
Life in Goes-Oost
Residents of the district of Goes give their living environment an average score of 8.68, based on nine reviews. One resident describes it as a small neighbourhood where everyone knows each other but leaves you in peace, with schools and shops just around the corner. Another mentions the greenery and quiet, though they note increasing noise from the A256 motorway. The neighbourhood has around 5,785 inhabitants, with a mix of ages and household types. It is a place where people are friendly and helpful, according to the reviews. For more on this area, see the Goes-Oost neighbourhood.
Amenities and transport
Daily life is well served here. The Prinses Ireneschool and RK Basisschool Bisschop Ernst are both a couple of streets away, as is the Ostrea Lyceum for secondary education. Albert Heijn and Aldi are within a ten-minute walk for groceries, and Huisartspraktijk Schoot is just around the corner, with Service Apotheek MCG a short stroll further. Bus stops at Ostrea Lyceum and Leliestraat offer lines 628, 629 and 580, and Goes train station is a ten-minute walk. The wider municipality of Goes is well within reach.
WOZ value and address data
The WOZ value for this home is €272,000 as of 1 January 2025, and the asking price is 6% above that figure. Between 2020 and 2025, the WOZ value rose by 59%, from €171,000 to €272,000. As for the address itself, the area-level indications show road traffic noise at 43 dB and railway noise at 31 dB, both below the relevant standards. The foundation risk indication is elevated, which is an area-level indication based on the clay soil and the pre-1970 construction typical of this postcode area. Pluvial flooding at heavy rain is indicated as elevated, and the current flood risk is medium, remaining medium in 2050. These are public data indications at area level, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Neeskens Makelaars and Neeskens Makelaars.
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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 Violenstraat 28, Goes
How does the asking price compare to the WOZ value?
The asking price of €289,000 is 6% above the WOZ value of €272,000, 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 risen by 59%, from €171,000 in 2020 to €272,000 in 2025.
What is the energy label and what does it mean for costs?
The home has energy label F, which is the least efficient label. This means you can expect higher energy costs compared to homes with better labels. In the neighbourhood, most of the current sales listings have a better energy label, so this home may be less efficient than the local average.
What is the living area of this home?
According to the BAG registration, the living area is 72 m² on a plot of 111 m². The price per square metre, based on the BAG area, is €4,014.
What do residents say about living in Goes-Oost?
Residents of the district of Goes give their living environment an average score of 8.68, based on nine reviews. One resident describes it as a small neighbourhood where everyone knows each other but leaves you in peace, with schools and shops nearby. Another mentions the greenery and quiet, though they note increasing noise from the A256 motorway. These reviews describe the district, not specifically this neighbourhood.
What are the nearest schools and shops?
The Prinses Ireneschool and RK Basisschool Bisschop Ernst are both about 144 metres away, and the Ostrea Lyceum for secondary education is just 104 metres away. For groceries, Albert Heijn is about 796 metres away and Aldi about 898 metres. Huisartspraktijk Schoot is 191 metres away, and Service Apotheek MCG is 423 metres away.
What public transport options are available?
The nearest bus stops are Goes, Ostrea Lyceum at 158 metres with lines 628 and 629, and Goes, Leliestraat at 171 metres with line 580. Goes train station is 741 metres away, which is about a ten-minute walk. The hospital Adrz is 2.1 kilometres away.
What is the foundation risk for this address?
The foundation risk indication for this address is elevated, based on area-level public data. The home was built in 1941 on clay soil, which may mean wooden piles or a shallow foundation. In this postcode area, 77% of properties were built before 1970, and 2% of properties in the neighbourhood have an elevated risk of pile rot. This is an area-level indication, not an inspection of this specific home.
How does the price per square metre compare to the neighbourhood?
The asking price of €289,000 is 36% below the neighbourhood average asking price of €454,279. However, the living area of 72 m² is 43% smaller than the neighbourhood average of 126 m². The price per square metre, based on the BAG area, is €4,014, which is 6% above the neighbourhood average of €3,797 per m².
