Vluchtenburgstraat 38
Dauwendaele I, Middelburg
AreaA terraced house in Dauwendaele I
This terraced house on Vluchtenburgstraat 38 sits in Dauwendaele I, a neighbourhood in Middelburg that residents describe with mixed feelings. The home was built in 1969 and has an energy label C. With a living area of 112 square metres on a plot of 138 square metres, the asking price of €275,000 works out at €2,455 per square metre. That asking price is judged to be on the high side when compared with the average asking price for terraced houses in Middelburg.
The home itself
The listing does not provide details on the layout, number of rooms, or any outdoor space. What is known is that the house dates from 1969 and carries an energy label C. The living area of 112 square metres comes from the BAG registration. The agent has not supplied additional information about the property's features.
Life in Dauwendaele I
Residents of the Dauwendaele I neighbourhood give it an average score of 6.58, based on four reviews. One resident says: "It's called the backstreet neighbourhood. There is a lot of crime, and there are many burglaries and shootings, you have to be able to handle it." Another resident is blunter: "Always a lot of misery including shootings, stabbing incidents, just not a nice place to live." A third resident offers a different view: "Dauwendale has a somewhat lesser reputation, but living here is pleasant with all amenities." The neighbourhood counts around 3,155 residents, with 45% of households being single-person households.
Amenities and transport
The daily routine is well covered here. The Jumbo supermarket is a ten-minute walk away, and there are several other supermarkets within reach. Archipelschool Het Element is just around the corner, with Wilgenhof primary school a short walk further. The GP practice Huisartsenpraktijk Roozenburglaan and BENU Apotheek Dauwendaele are both about a ten-minute walk from the home. Bus stop Middelburg, Torenweg is on your doorstep with lines 50 and 581, and Middelburg train station is a ten-minute walk away. The municipality of the municipality of Middelburg provides the wider context for these facilities.
WOZ value and address data
The WOZ value is €234,000 with a reference date of 1 January 2025, and the asking price sits 18% above that value. Over the past five years, the WOZ value has developed according to municipal records. As for address-level risk data, these are area-level indications rather than an inspection of this specific home. The noise level from road traffic is 49 dB Lden, which is above the noise standard, while railway and industrial noise stay below their standards. The foundation risk indication is medium, and the pluvial flooding risk at heavy rain is medium, as is the current flood risk and the 2050 flood risk projection. Heat stress is currently low but is expected to be medium by 2050.
Source
At the time of writing, the home is offered via multiple channels, including R+ Makelaardij and R+ 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 Vluchtenburgstraat 38, Middelburg
How does the asking price compare to the WOZ value?
The WOZ value of the home is €234,000, with a reference date of 1 January 2025. The asking price of €275,000 is 18% above that WOZ value. The WOZ value is the municipal valuation, not the current market value, and the comparison is a factual observation rather than a judgement on whether the price is fair.
What is the energy label of this home?
The home has an energy label C. This label indicates the energy performance of the property as registered. With label C, energy costs are moderate compared to the least efficient labels, though the label itself does not say anything about the structural condition of the home.
What do residents say about living in Dauwendaele I?
Residents give the neighbourhood an average score of 6.58, based on four reviews. One resident mentions crime, burglaries and shootings, while another describes the neighbourhood as having a lesser reputation but being pleasant to live in with all amenities. A third resident complains about noise and rubbish around underground bins. The reviews reflect a range of experiences.
What are the noise levels around this address?
According to area-level risk data, the road traffic noise is 49 dB Lden, which is above the noise standard. Railway noise is 30 dB Lden and industrial noise is 45 dB Lden, both below their respective standards. These are indications at area level, not measurements taken at this specific home.
What is the foundation risk for this property?
The foundation risk indication for this address is medium. This is based on the fact that the home was built before 1970, in 1969, and that 94% of properties in this postcode area were built before 1970. This is an area-level indication from public risk data, not an inspection of this specific home.
Which supermarkets are near this home?
The nearest supermarket is a Jumbo, about a ten-minute walk away. A Lidl and another Jumbo are slightly further, around a fifteen-minute walk. There is also a SPAR and an Albert Heijn within reasonable walking distance. In total, there are 15 supermarkets within five kilometres of the home.
What schools are close by?
Archipelschool Het Element is the nearest primary school, just around the corner at about 350 metres. Wilgenhof primary school is a short walk further, and RK Basisschool Franciscus is about a ten-minute walk away. For secondary education, Calvijn College Middelburg is roughly a ten-minute walk from the home.
How far is the nearest train station?
Middelburg train station is about 1.2 kilometres from the home, which is roughly a fifteen-minute walk. The nearest bus stop, Middelburg, Torenweg, is on your doorstep with bus lines 50 and 581 serving it. This gives options for both local and regional travel.
What is the flood risk for this address?
The current flood risk is indicated as medium, and the projected flood risk for 2050 is also medium. Pluvial flooding at heavy rain is likewise indicated as medium. These are area-level indications from the Klimaateffectatlas, not an assessment of this specific property.
