A pre-war apartment in Ruitersbos
Tucked into the leafy Baronielaan, this apartment sits in Ruitersbos, a calm corner of Breda where the streets are lined with mature trees and the pace slows down. The home dates from 1909, so it carries the character of a pre-war building, and it comes with an energy label E, which means you can expect higher energy costs. With a floor area of 74 m², the asking price is €499,000. For context, the neighbourhood average asking price is €1,620,412, and the average asking price per m² is €6,505, while this home is listed at €6,743 per m². When you look at apartments in Breda, this one sits in a particular segment of the market.
Inside the home
The apartment has two rooms in total, with one bedroom and one bathroom. The living area is 74 m² according to both the BAG registration and the agent's listing. The home has been listed since 28 October 2026, and it is offered through TQ Makelaars Breda Ulvenhout v.o.f. on Vastgoed Nederland.
Life in Ruitersbos
Ruitersbos is a residential area where the average resident gives the district a score of 8.21 out of 10, based on three reviews. One resident says: "A very nice neighbourhood with lovely people and a cosy atmosphere." Another adds: "It's a nice neighbourhood, you're close to a small park with a public swimming pool, you can do something on the canal, the city is also within walking distance." The district is home to about 2,615 people, and a large share of them are 65 or older. For a sense of what the Ruitersbos neighbourhood feels like, these reviews give a good impression.
Amenities and transport
For daily errands, Albert Heijn is just around the corner, and Aldi is a couple of streets away. Dr. De Visserschool is on your doorstep, and Katholieke Basisschool Laurentius is a ten-minute walk. The nearest GP is Huisartsenpraktijk Ginneken, and the pharmacy is Dienstapotheek Breda, both within walking distance. Bus line 176 stops at Breda, Willem van Oranjelaan, just around the corner, and the train station Breda is about 2.9 km away. The wider municipality of Breda offers plenty of options for shopping and recreation.
WOZ value and address data
The WOZ value of the home is €255,000 as of 1 January 2025, and the asking price is 96% above that value. Between 2020 and 2025, the WOZ value rose by 30%, from €196,000 to €255,000. As for the address, the noise level from road traffic is 48 dB Lden, which is not above the norm, and the foundation risk indication is low, based on the sandy soil and the pre-1970 construction year. These are area-level indications, not an inspection of this specific home. The pluvial flooding risk at heavy rain is medium, while the current flood risk is low.
Source
At the time of writing, the home is offered via multiple channels, including TQ Makelaars Breda Ulvenhout v.o.f. on Vastgoed Nederland.
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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 Baronielaan 281B, Breda
How does the asking price compare to the WOZ value?
The asking price of €499,000 is 96% above the WOZ value of €255,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The price difference is a fact, and it is up to you to interpret what it means for this home.
What is the layout of this apartment?
The apartment has two rooms in total, with one bedroom and one bathroom. The living area is 74 m², according to both the BAG registration and the agent's listing. The home was built in 1909, so it has a pre-war character. The energy label is E, which is the least efficient label, so expect higher energy costs.
What is the WOZ value and how has it developed?
The WOZ value is €255,000 as of 1 January 2025. Over the past five years, the WOZ value has increased by 30%, from €196,000 in 2020 to €255,000 in 2025. This development is based on municipal data and reflects the general trend in the area, not the specific condition of this home.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public data. This is based on the sandy soil type and the fact that the building was constructed before 1970. It is an area-level indication, not an inspection of this specific home. The pluvial flooding risk at heavy rain is medium, while the current flood risk is low.
What amenities are nearby?
Albert Heijn is just around the corner, and Aldi is a couple of streets away. Dr. De Visserschool is on your doorstep, and Katholieke Basisschool Laurentius is a ten-minute walk. The nearest GP is Huisartsenpraktijk Ginneken, and the pharmacy is Dienstapotheek Breda. Bus line 176 stops at Breda, Willem van Oranjelaan, just around the corner.
What is the neighbourhood like?
Ruitersbos is a residential district in Breda. Residents of the district give it an average score of 8.21 out of 10, based on three reviews. One resident says: "A very nice neighbourhood with lovely people and a cosy atmosphere." Another mentions the proximity to a small park with a public swimming pool and the canal. The district has about 2,615 inhabitants.
How does the price per m² compare to the neighbourhood?
The asking price per m² is €6,743, based on the agent's listing. The neighbourhood average asking price per m² is €6,505. The home's price per m² is therefore slightly above the neighbourhood average, but the overall asking price is 69% below the neighbourhood average asking price of €1,620,412, because the home is smaller than the average.
Is the home listed with multiple agents?
At the time of writing, the home is offered via multiple channels, including TQ Makelaars Breda Ulvenhout v.o.f. on Vastgoed Nederland. The listing has been active since 28 October 2026. The home is not exclusive to a single source.
