A calm apartment in Ypelaar
This apartment on the Doenradestraat sits in Ypelaar, a green corner of Breda zuid-oost where the Mastbos forest is literally around the corner. The neighbourhood feels village-like, with large houses and a safe, friendly atmosphere, as one resident puts it. The asking price of €325,000 is keen compared with the neighbourhood average asking price of €483,953. For context, apartments in Breda are listed at an average of €4,424 per m².
The home itself
Built in 1976, this apartment sits on the fourth floor of a five-storey building. It has two rooms, one bedroom and one bathroom, with a living area of 79 m² according to the agent, while the BAG registration records 78 m². The home has a balcony, is heated by block heating, and is offered in full ownership. The monthly homeowners' association fee is €359.75.
Life in Ypelaar
Residents of the district give it an average score of 8.65 out of 10, based on eight reviews. One resident says: "I haven't been living here very long, about six months I think, but I immediately felt at home. The Mastbos is literally around the corner for a lovely walk, as is the Ginniken square for nice restaurants and cafés." Another adds: "A lovely neighbourhood to live in!" The area has two large parks and enough grass squares, making it suitable for pets, and a large but safe street with good motorway connections. Around 32% of residents are 65 or older, and 44% of households are single-person. The Ypelaar neighbourhood is home to about 5,895 people.
Amenities and transport
Daily errands are easy from here. The Jumbo supermarket is on your doorstep, and the Albert Heijn is just around the corner. Kbs De Burchtgaarde primary school is a couple of streets away, and Huisartsenpraktijk Wilms is just around the corner, with Medsen Apotheek Woltermann nearby. Bus line 3 stops at Breda, Groot IJpelaardreef, a couple of streets away, and line 171 at Breda, Loevesteinstraat. Breda station is about 3 km away. The municipality of Breda offers further amenities within easy reach.
WOZ and address data
The WOZ value is €276,000 as of 1 January 2025, and the asking price is 18% above that value. Between 2020 and 2025, the WOZ value rose by 31%, from €211,000 to €276,000. Road traffic noise at this address is 60 dB Lden, above the noise standard, while railway and aircraft noise are below the standard. The foundation risk indication is low, with sandy soil. Pluvial flooding risk is low, as is current flood risk, though heat stress is expected to be medium by 2050. 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 Makelaarshuys Johanna en Gijs.
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Features
Details of this home
Transfer
Price
Areas and volume
Layout
Construction
Outdoor space
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 Doenradestraat 40D18, Breda
How does the asking price compare with the neighbourhood average?
The asking price of €325,000 is 33% below the neighbourhood average asking price of €483,953. The price per m² is €4,114, which is 7% below the neighbourhood average of €4,424 per m². The price verdict is 'keen', meaning it is priced sharply compared with other homes currently for sale in Ypelaar.
What is the layout of this apartment?
The apartment has two rooms in total: one bedroom and one bathroom. It is located on the fourth floor of a five-storey building. The living area is 79 m² according to the agent, while the BAG registration records 78 m². There is a balcony, and the home is heated by block heating.
What is the WOZ value and how has it changed?
The WOZ value is €276,000 as of 1 January 2025. The asking price is 18% above this value. Over the past five years, the WOZ value has increased by 31%, from €211,000 in 2020 to €276,000 in 2025. This reflects the municipal valuation, not the current market value.
What are the noise levels at this address?
Road traffic noise at this address is 60 dB Lden, which is above the noise standard. Railway noise is 29 dB Lden and aircraft noise is 26 dB Lden, both below the standard. These are area-level indications based on public data, not measurements taken at the property itself.
What is the foundation risk for this home?
The foundation risk indication for this address is low, and the soil type is sand. This is an area-level indication based on public data, not an inspection of this specific property. The risk of pluvial flooding is also low, as is the current flood risk.
Which supermarkets and schools are nearby?
The Jumbo supermarket is about 106 metres away, and the Albert Heijn is about 214 metres away. Kbs De Burchtgaarde primary school is about 366 metres away, and Tessenderlandt secondary school is about 868 metres away. A GP practice and pharmacy are within a couple of streets.
What public transport options are available?
Bus line 3 stops at Breda, Groot IJpelaardreef, about 158 metres away, and at Breda, Zorgvlietstraat, about 193 metres away. Bus line 171 stops at Breda, Loevesteinstraat, about 400 metres away. The nearest train station is Breda, about 3 km away.
What is the neighbourhood like according to residents?
Residents of the district give it an average score of 8.65 out of 10, based on eight reviews. One resident says: "The Mastbos is literally around the corner for a lovely walk, as is the Ginniken square for nice restaurants and cafés." Another describes it as "a lovely neighbourhood to live in!"
What is the energy label and what does it mean?
The energy label is C. This label indicates the home's energy performance, and with label C you can expect moderate energy costs. The home is heated by block heating, which is a shared heating system. No further energy details are stated in the listing.
