A compact apartment in the heart of Breda
This apartment on Adriaan van Bergenstraat 44 sits in the Schorsmolen neighbourhood, right in the centre of Breda. It is a lively part of town, where the streets are filled with shops and the bustle of city life. The asking price is €295,000, which is 27% below the average asking price in the neighbourhood of €406,386. For more on the local market, see apartments in Breda.
Inside the home
Built in 1978, this apartment is on the first living floor of a four-storey building. It has two rooms, one bedroom and one bathroom, with a living area of 51 m² according to the agent, while the BAG registration lists 55 m². The home has double glazing and is heated by block heating, and there is a balcony. It is offered as full ownership, with a monthly homeowners' association fee of €165. The energy label is D, which means you can expect moderate energy costs.
Life in Schorsmolen
Schorsmolen is a compact neighbourhood with a mix of residents, many of them single-person households. Residents give the area an average score of 5.79 out of 10, based on three reviews. One resident says: "My neighbourhood is safe and close to all shops, sometimes I get bothered by bicycles during a festival or special events, but overall it's fine to live here." Another resident, who has lived here for six years, says: "I have never had any unpleasant experiences." A third review is less positive, mentioning drug addicts and homeless people hanging around. The neighbourhood has a young population, with 44% of residents between 25 and 45 years old. For more on the area, see the Schorsmolen neighbourhood.
Amenities and transport
Daily errands are easy from here. The Albert Heijn is just around the corner, and an Aldi is a couple of streets away. The nearest primary school, De Singel SO, is on your doorstep, and Kbs De Weerijs is a ten-minute walk. The GP practice Stadshart is a couple of streets away, and the pharmacy is just around the corner. For public transport, bus stop Breda, Centrum is a couple of streets away, with lines 2, 4, 5, 176, 370, 371, 373, 374 and 380. Breda train station is a ten-minute walk. The hospital, Amphia Breda, is about two kilometres away. All this is within the municipality of Breda.
WOZ value and address data
The WOZ value for this home is €295,000, based on the reference date 1 January 2025. The asking price is virtually equal to the WOZ value. Between 2020 and 2025, the WOZ value rose by 45%, from €204,000 to €295,000. According to public address-level data, the noise from road traffic is 57 dB Lden, which is above the standard, while railway and aircraft noise are below the standard. The foundation risk indication is low, with sandy soil. For climate, the risk of pluvial flooding is low, as is the current and 2050 flood risk, while heat stress is medium. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including ROGA 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 Adriaan van Bergenstraat 44, Breda
How does the asking price compare to the WOZ value?
The asking price of €295,000 is virtually equal to the WOZ value of €295,000, which is based on the reference date 1 January 2025. This means the asking price is in line with the municipal valuation. The WOZ value has risen by 45% over the past five years, from €204,000 in 2020 to €295,000 in 2025.
What is the layout of this apartment?
According to the agent, this apartment has two rooms, one bedroom and one bathroom. It is located on the first living floor of a four-storey building. The living area is 51 m² according to the agent, while the BAG registration lists 55 m². There is a balcony, and the home is heated by block heating.
What is the energy label and what does it mean?
The energy label is D. This is a mid-range label, so you can expect moderate energy costs for heating and electricity. The home has double glazing, which helps with insulation. The label is based on the official registration and does not reflect the condition of the home itself.
What is the homeowners' association fee?
The monthly homeowners' association fee is €165. This fee is paid to the association that manages the shared parts of the building, such as the entrance, stairwell and any common areas. The fee is a fixed monthly cost that you should factor into your budget.
What is the noise situation around this address?
According to public address-level data, the noise from road traffic is 57 dB Lden, which is above the Dutch standard. Railway noise is 37 dB Lden and aircraft noise is 25 dB Lden, both below the standard. These are area-level indications, not measurements inside the home.
What are the risks of flooding or foundation issues?
The foundation risk indication for this address is low, with sandy soil. For climate, the risk of pluvial flooding is low, as is the current and 2050 flood risk. Heat stress is currently medium and is expected to remain medium in 2050. These are area-level indications based on public data.
What shops and schools are nearby?
The Albert Heijn is about 269 metres away, and an Aldi is about 435 metres away. The nearest primary school, De Singel SO, is about 129 metres away, and Kbs De Weerijs is about 847 metres away. The GP practice Stadshart is about 587 metres away, and the pharmacy is about 132 metres away.
How is the public transport in this area?
The nearest bus stop is Breda, Centrum, about 534 metres away, with lines 2, 4, 5, 176, 370, 371, 373, 374 and 380. Another stop, Breda, Schorsmolenstraat, is about 539 metres away with line 2. Breda train station is about 768 metres away, so you can walk there in about ten minutes.
What is the neighbourhood like according to residents?
Residents of Schorsmolen give the neighbourhood an average score of 5.79 out of 10, based on three reviews. One resident says it is safe and close to all shops, while another says they have never had unpleasant experiences in six years. A third review mentions drug addicts and homeless people hanging around. The reviews are mixed.
How does the price per square metre compare to the neighbourhood?
The asking price per square metre is €5,784, based on the agent's listed living area of 51 m². The average asking price per square metre in the neighbourhood is €5,073. This means the price per square metre for this apartment is higher than the neighbourhood average, but the total price is lower because the apartment is smaller.
