Description

Looking for a house you feel at home in straight away, where space is never the issue? On a quiet street in the village centre of Zichen-Zussen-Bolder stands this modern home from 2013 with no less than 294 m² of living area (basement and integral garage included), on a 514 m² plot with a south-west facing garden. Clean architecture with a flat roof, aluminium frames with solar-control glazing and, since 2024, a rendered facade with 6 cm of extra external insulation on the solid Ytong aerated-concrete walls. The result is an energy label A you will not have to think about for years.

Ground floor living room 25.76 m², open kitchen 31.59 m²

You come in through a spacious entrance hall with a built-in wardrobe and guest toilet. Beyond it the living room opens up towards the kitchen at the rear, with large windows and direct access to the 60 m² terrace and the garden. The living room has its own air conditioning unit.

The kitchen is fully fitted and all appliances stay: fridge, induction hob, extractor hood, a two-year-old dishwasher, AEG oven and microwave, and the coffee machine. A utility room between the entrance hall and the garage keeps laundry and supplies neatly out of sight.

On the street side there is a 21.14 m² multi-purpose room: a playroom today, a garage again tomorrow if you wish, since the door and driveway are still in place.

First floor bedrooms of 26.18, 14.24 and 11.15 m²

Three full-size bedrooms, each with its own air conditioning unit that both cools and heats. The main bedroom with adjoining dressing room faces the garden; the two children's rooms look out onto the street.

The bathroom is complete with a bath, separate shower, double washbasin and a second toilet. The technical room with the boiler is also on this floor.

Basement bar 31.93, home cinema 26.27 and study 20.38 m²

The big surprise is underneath the house. The basement runs under the whole building and is not a storage cellar but a fully finished living level with a clear height of 2.20 m. The walls are insulated on the inside with 70 mm of rock wool against the masonry and 50 mm between the plasterboard framing. Today you will find a cosy bar with a built counter, an acoustically treated home cinema that works just as well as a music studio or rehearsal room, and a quiet study with electric heating for working from home.

An 18.45 m² storage room with the water softener and the rainwater pump completes the picture.

Outside 514 m² plot

Outside you enjoy a landscaped south-west facing garden, a 60 m² terrace in ceramic tiles adjoining the living room, a 10.34 m² garden house and a driveway with an EV charging point. The 7,500 litre rainwater tank with pump feeds the outside taps and the toilets.

Energy and comfort are all taken care of too: 24 south-facing solar panels (around 6,000 kWh a year), a Viessmann condensing boiler whose heat exchanger was replaced last year, and four reversible split units that deliver around 14 kW together and in practice take on most of the heating. The terrace, the air conditioning and the solar panels were added in 2016, the garden house in 2020, followed by the rendered facade, the alarm with cameras, and the driveway and front garden.

The Home Assistant home automation simply transfers with the house: the server stays, so everything keeps working from day one exactly as it does now. The 18 kWh home battery, the extra panels and the second charging point stay too, included in the price. Curious? Call +32 11 22 22 95 or send a message; viewings are possible in the evening and at weekends too.

Key facts

Technical & energy

Photos

Included: the full energy installation

The asking price of € 585,000 covers the house with the full energy installation, at no extra cost. Besides the 24 south-facing panels of 265 Wp on the original 4.4 kW Solis inverter and the first EV charging point, everything listed below stays with the house.

With the full installation, the energy score drops from 63 to 13 kWh/(m²/year), well below the Flemish 2050 target. The energy expert calculated this in an EPC simulation with the extra installation.

During a grid outage the backup gateway disconnects the house from the grid within milliseconds and switches to the battery, so you barely notice the interruption. The twelve extra panels face east and west, spreading production across the day instead of peaking around midday. Together with the battery this strongly increases self-consumption.

Documents

The full file is ready: EPC, flood report, extracts from the planning and permit registers, municipal property information, soil certificate, cadastral map, subdivision regulations, electrical inspection report and the architect's drawings.

These documents contain personal data and are therefore not freely available online. Serious buyers and notaries receive an access code on request.

Legal information

• Land registry Riemst, 6th division Zichen-Zussen-Bolder, section C, no. 493G · cadastral map
• Zoning Residential area with rural character (regional plan Sint-Truiden – Tongeren, 05/04/1977) · planning register
• Building permit Granted 01/03/2012 for a new single-family home (file 2011-182) · extract
• Subdivision permit V1987-313, amended by V2010-21 of 14/04/2011 · permit · regulations
• Enforcement No building offences or enforcement files on record
• Pre-emption right None
• Flood risk P-score B, G-score A. Not in a signal area or designated flood zone · report 09/08/2026
• Soil certificate OVAM holds no relevant data on soil quality · certificate
• EPC Label A · 63 kWh/(m²/year) · certificate 20260822-0003935199-RES-1, valid until 22/08/2036 · certificate
• EPC with extra installation Simulation: 13 kWh/(m²/year) with home battery and 12 extra panels · simulation
• Electrical inspection Reports available for the 2013 installation, the inverter and the basement extension · report
• Architect's drawings Original 2013 drawings · drawings
• Asbestos certificate Not required. The obligation only applies to buildings from before 2001; this house dates from 2013
• Cadastral income € 820 (non-indexed)

Based on extracts from the municipal planning and permit registers and the soil certificate in the purchase file. Fresh information will be requested through the Flemish real estate information platform before the sale. All surface areas are indicative.

Buying from the Netherlands

If you are coming from Maastricht or elsewhere in the Netherlands: this is a Belgian property, so Belgian rules apply. Registration duty is just 2% of the purchase price — about € 11,500 on this asking price — if this becomes your sole and own home and you register your residence here, and 12% if it does not. That 2% rate has applied in Flanders since 2025. Notary fees come on top.

Many Dutch buyers assume they lose their mortgage interest relief the moment they live across the border. That is not always the case. If you live in Belgium but at least 90% of your income remains taxable in the Netherlands, you count as a qualifying non-resident taxpayer (kwalificerend buitenlands belastingplichtige) and can still deduct the interest on a Belgian home, for up to thirty years and provided the loan is repaid on an annuity or linear basis. If you also start working in Belgium, that benefit falls away.