House purchased in Moerdijk: hidden defect or not?

Various media outlets are reporting that the village of Moerdijk is likely to disappear entirely. This is related to the expansion of the industrial area of the same name. In November, the municipal executive proposed to abolish the entire village. This has angered the 1,100 residents. Since then, the media has mainly focused on the financial compensation they want from the government. The final decision has been postponed by six months. Lexys' real estate lawyer discusses in this article and in the video below what the decision means for buyers and sellers of a home in Moerdijk.

Entire village to be demolished: what this means for homebuyers

The decision to abolish Moerdijk comes at a time of severe housing shortages. This will only increase the pressure on the Dutch housing market. However, the decision will have a particularly significant impact on the current residents of the village, as well as those who have just bought a home or were about to do so. As a buyer, you can assume that you will actually be able to use the home you have purchased as a home. If the home is going to be demolished, this will not be the case. This will result in non-conformity on. A hidden defect so.

Duty to disclose and duty to investigate

No matter how small the chance that the buyer missed the news, the seller always has a duty of disclosure. The seller's duty to disclose takes precedence over the duty to investigate of the buyer. This is different if the buyer is aware of the demolition of the village, in which case the duty of disclosure does not apply. At the time of writing this blog, there are Funda 8 homes for sale in Moerdijk. The information provided with the homes varies.

How do sellers in Moerdijk comply with their duty of disclosure?

Three of these homes make no mention of the demolition of the village. They only mention the good location and accessibility from Breda, Dordrecht, and Rotterdam. In addition, the green surroundings with walking and cycling routes are praised. One of the properties mentions a right of first refusal for the municipality that was established in July 2025 and that there are plans to install high-voltage pylons in the area. However, there is no mention of the possible demolition of the village. Half of the properties even explicitly suggest that the village will remain:

“The Moerdijk Regulation applies to this property. The Moerdijk Regulation is one of the measures to improve the quality of life in the village of Moerdijk. The village of Moerdijk will remain. A variety of investments are being made in and around the village to give Moerdijk a new lease of life. Work in the village is in full swing and the renewed vitality is reflected in enthusiasm and initiatives.”

This appears to be a statement that is at odds with the municipality's plans. However, this does not necessarily mean that the sellers in Moerdijk are violating their duty of disclosure. It is true that buyers can generally rely on the text of an advertisement, but it may be that buyers will be informed in more detail before they proceed with the purchase.

Advice on buying or selling a home in Moerdijk

When buying or selling a home in Moerdijk, both parties must exercise caution. The seller must disclose what they know, and the buyer must conduct thorough research. Especially in this politically sensitive period for Moerdijk, it is important to seek expert advice from a knowledgeable advisor.