Renovation Opportunity: 3-Room Gallery Flat with Balcony and Garage in Roosendaal Center

This property is situated on Pastoor van Akenstraat in the municipality of Roosendaal. The apartment is located on the second floor of a residential building that was constructed in 1966. The dwelling is classified as a gallery flat, which means that access to the individual apartments is provided via an open gallery walkway rather than an internal corridor. This type of construction was common in the Netherlands during the 1960s and typically offers practical and efficient living spaces.

The living area of the apartment measures 63 square meters. In addition to the indoor living space, there is a balcony with an area of 4 square meters. The balcony is accessible from one of the bedrooms and offers a view directed towards the city center of Roosendaal. The total volume of the apartment is 210 cubic meters. The property also includes external storage space measuring 22 square meters, which consists of a basement storage unit and a separate garage box.

Access to the building is organized through a shared entrance on the ground floor. This entrance area is equipped with mailboxes for all residents and an intercom system that allows visitors to announce themselves. From this central entrance, residents can reach the upper floors either by using the staircase or by taking the lift. The presence of a lift makes the building accessible for elderly residents and contributes to the overall convenience of living in this apartment complex.

The apartment itself is reached via an open gallery situated at the rear of the building. This gallery walkway leads directly to the front door of the dwelling. Upon entering the apartment, one first steps into a draft porch. This small vestibule has a tiled floor and features wainscoting on the walls, with wallpaper covering the upper portion of the walls. Behind this draft porch lies the main hallway, which provides access to all the rooms within the apartment. The hallway has a similar finishing to the draft porch, with tiled flooring and wall coverings. In the hallway, the video intercom unit is installed, allowing residents to see and communicate with visitors at the main entrance. The electrical meter cabinet is also located in the hallway. This cabinet contains four circuit groups and two earth leakage switches, which is a standard configuration for a property of this size and age.

The kitchen is positioned on the gallery side of the apartment and is a closed kitchen, meaning it is separated from the living areas by walls and a door. The kitchen has a tiled floor and tiled wainscoting on the walls. The kitchen is simply and functionally furnished with an L-shaped countertop. Built into this countertop is an induction cooktop, and an extractor hood is installed above the cooking area for ventilation. A rented water heater is mounted in the kitchen. This appliance provides hot water specifically for the kitchen area. The presence of a rented water heater means that there is an ongoing monthly cost associated with this equipment, and the tenant does not own the appliance outright.

The bathroom is fully tiled and contains several fixtures and fittings. These include a wall-hung toilet, which is a modern and space-efficient type of toilet installation. Additionally, there is a washbasin cabinet, which provides both a sink for washing and storage space below for bathroom accessories and toiletries. The bathroom also includes a shower facility, making it a complete wet room that caters to all basic sanitary needs.

The apartment contains two bedrooms, making it a three-room dwelling when counting the living room as a separate room. The first bedroom is located on the gallery side of the apartment. This bedroom features a built-in closet wall, which provides ample storage space for clothing and personal belongings without requiring additional freestanding furniture.

The living room is positioned on the opposite side of the apartment from the gallery, facing towards the city. This orientation means that the living room benefits from a view directed towards the urban landscape of Roosendaal. The living room has a laminate floor covering. From the living room, there is access to the second bedroom, which is situated on the city-facing side of the building. This second bedroom also has a laminate floor and is equipped with a built-in closet wall similar to the first bedroom. Additionally, this bedroom provides access to the balcony, allowing residents to step outside directly from this room.

In addition to the apartment itself, the property includes two valuable external storage spaces. On the ground floor of the building, there is a private basement storage unit. This storage box has an electrical connection, which can be useful for various purposes such as charging tools or providing lighting. The basement storage provides additional space for items that do not need to be kept inside the living quarters of the apartment.

Furthermore, the property includes a separate garage box. This garage has the capacity to accommodate one car. Importantly, the garage is fully electrified, as it has its own electrical distribution board containing four circuit groups. This means that the garage can be used for more than just parking a vehicle. With this level of electrical provision, the garage could potentially be used as a workshop, for charging an electric vehicle, or for other purposes that require a reliable power supply.

The listing explicitly describes this property as a renovation property, using the Dutch term kluswoning. This classification indicates that the apartment requires significant work to modernize and update its interior finishes. The current finishing is described as sober and dated. However, the listing notes that the basic structure of the apartment, referred to as the casco, is a healthy starting point. This suggests that while the cosmetic finishes and fixtures need attention, the underlying construction elements such as the walls, floors, and structural components are in sound condition.

The window frames of the apartment are the property of the Homeowners Association rather than the individual apartment owner. These frames are made of PVC and are fitted with double glazing. PVC window frames are low-maintenance and provide good insulation properties. The double glazing contributes to the energy efficiency of the property and helps to reduce heat loss through the windows.

The building has a block heating system. This means that the heating for all apartments is generated centrally and distributed to the individual units, rather than each apartment having its own individual boiler. Hot water is provided through a combination of a central facility and individual water heaters. The fact that the water heater in the kitchen is rented means there is a recurring cost for this service that prospective buyers should take into account when calculating their monthly housing expenses.

The apartment has been assigned an energy label C. In the Dutch energy labeling system, which runs from A (most efficient) to G (least efficient), a C label indicates a moderate level of energy efficiency. This rating is consistent with a property from the 1960s that has received some upgrades, such as the installation of double glazing, but has not undergone a comprehensive energy renovation.

The property is part of a Homeowners Association, known in Dutch as a Vereniging van Eigenaars or VvE. Membership of the VvE is automatic when purchasing an apartment in this building. The VvE is responsible for managing the communal aspects of the building. This includes organizing and carrying out major maintenance work, maintaining the building insurance, managing the block heating system, and ensuring that the common areas are properly lit and kept clean.

The VvE holds an annual meeting where the current state of affairs is presented and various topics are discussed. As a member of the VvE, the apartment owner has voting rights and can participate in decision-making regarding the building. This democratic structure gives residents a voice in how their building is managed and maintained.

The monthly contribution to the VvE is currently set at 196 euros. This amount covers the various services and responsibilities that the VvE fulfills. The listing indicates that the VvE is both active and healthy, which are positive indicators. An active VvE suggests that the residents are engaged in the management of their building, while a healthy financial status means that the association has adequate funds to cover its obligations, including maintenance and any unforeseen expenses.

The VvE checklist provided in the listing confirms several important aspects of the association. The VvE is registered with the Chamber of Commerce, which is a legal requirement and provides a degree of formality and transparency. Annual meetings are held as required. A periodic contribution is collected from members. A reserve fund is present, which is important for covering future major maintenance expenses. A maintenance plan exists, which indicates that the VvE takes a structured approach to planning and budgeting for necessary building works. Finally, the building is covered by building insurance arranged through the VvE.

The property is located on a quiet road with a sheltered position, yet it is situated in the center of Roosendaal. This combination of a peaceful immediate environment with proximity to urban amenities is often considered desirable. The location offers the convenience of being within walking or cycling distance of shops, restaurants, public transport, and other city center facilities, while the quiet road and sheltered position help to minimize noise and disturbance from traffic.

Public parking is available in the vicinity of the building. However, the inclusion of a private garage box with the property provides a significant advantage, as it guarantees a dedicated parking space for the resident. This is particularly valuable in a central location where public parking may be limited or require permits.

The asking price for this property is 240,000 euros, offered as costs koper. This means that the buyer is responsible for paying the various costs associated with the property transfer, including transfer tax, notary fees for the deed of transfer and the mortgage deed, and any costs related to the technical inspection or valuation of the property. The asking price per square meter of living space is approximately 3,810 euros, which is calculated by dividing the asking price by the 63 square meters of living area.

The transfer of the property is described as being subject to negotiation, which is standard practice in Dutch real estate transactions. This means that the exact date on which the buyer can take possession of the property will be agreed upon between the buyer and seller during the negotiation process, taking into account the needs and preferences of both parties.

In summary, this property represents an opportunity for buyers who are willing to invest time, energy, and financial resources into renovating an apartment to their own specifications. The basic structure is sound, and the building is well-managed by an active and financially healthy Homeowners Association. The inclusion of both a basement storage unit and an electrified garage box adds significant practical value to the property. The central location in Roosendaal combined with a quiet position offers a balanced living environment. Prospective buyers should carefully consider the renovation work required, the ongoing costs including the VvE contribution and the rented water heater, and the implications of the block heating system when evaluating whether this property meets their needs and expectations.