A calm apartment in Ypelaar
This apartment on Doenradestraat 42B5 sits in Ypelaar, a residential area in the south-east of Breda. The neighbourhood feels village-like, according to residents, with large houses and a green setting. The asking price is €415,000. For context, the average asking price for apartments in Breda is €482,470, while this home is priced at €4,323 per square metre based on the agent's floor area.
The home itself
Built in 1976, this apartment spans one floor and includes three rooms, two bedrooms and one bathroom. The living area is 99 square metres according to the BAG registration, while the agent lists 96 square metres. The home has double glazing and is heated by block heating. It is set in a residential area and has a volume of 302 cubic metres.
Life in Ypelaar
Residents of the district, which includes Ypelaar, give their living environment an average score of 8.65 out of 10, based on eight reviews. One resident says: "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 resident mentions: "A green neighbourhood between two larger neighbourhoods where all people come together." The district has a mix of ages, with 32% of residents aged 65 or older and 21% between 25 and 45. About 54% of homes in the neighbourhood are owner-occupied. For more on the area, see the Ypelaar neighbourhood.
Amenities and transport
The daily essentials are close by. Jumbo is on your doorstep, and Albert Heijn is just around the corner. Kbs De Burchtgaarde primary school is a couple of streets away, and Tessenderlandt secondary school is a ten-minute walk. The GP practice Huisartsenpraktijk Wilms is just around the corner, and Medsen Apotheek Woltermann is a couple of streets away. Bus line 3 stops at Breda, Zorgvlietstraat, just around the corner, and bus line 171 at Breda, Loevesteinstraat, a couple of streets away. The nearest train station, Breda, is about three kilometres away. For more on the wider area, see the municipality of Breda.
WOZ value and address data
The WOZ value for this home is €363,000, with a reference date of 1 January 2025. The asking price is 14% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 61%, from €225,000 to €363,000. As for address-level risks, the road traffic noise level is 57 dB Lden, which is above the noise standard, based on 2022 data. The foundation risk indication is low, with sandy soil. Pluvial flooding risk is low, as is current flood risk, while heat stress in 2050 is indicated as medium. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via two channels, including Egan Makelaardij B.V.
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Features
Details of this home
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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 Doenradestraat 42B5, Breda
How does the asking price compare with the WOZ value?
The asking price of €415,000 is 14% above the WOZ value of €363,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price per square metre, based on the agent's floor area of 96 square metres, is €4,323. The average asking price per square metre in the neighbourhood is €4,422.
What is the layout of this apartment?
The apartment has three rooms, including two bedrooms and one bathroom, all on a single floor. The living area is 99 square metres according to the BAG registration, while the agent lists 96 square metres. The home has double glazing and is heated by block heating. It was built in 1976 and has a volume of 302 cubic metres.
What is the energy label and what does it mean for costs?
The energy label is C. This label indicates a moderate level of energy efficiency, so you can expect reasonable but not minimal energy costs. The home has double glazing, which helps with insulation. The neighbourhood has a mix of energy labels, with 35.7% of homes at label C, according to recent data.
What is the foundation risk for this address?
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 home. The risk of pluvial flooding is also low, as is the current flood risk. Heat stress is expected to be medium by 2050, according to climate impact data.
What amenities are within walking distance?
Jumbo supermarket is 145 metres away, and Albert Heijn is 265 metres away. The GP practice Huisartsenpraktijk Wilms is 117 metres away, and Medsen Apotheek Woltermann is 194 metres away. Kbs De Burchtgaarde primary school is 392 metres away. Bus stops with line 3 are within 213 metres, and line 171 stops 352 metres away.
How do residents rate the district?
Residents of the district, which includes Ypelaar, give an average score of 8.65 out of 10, based on eight reviews. One resident says: "I immediately felt at home. The Mastbos is literally around the corner for a lovely walk." Another notes: "A green neighbourhood between two larger neighbourhoods where all people come together." These reviews reflect the wider district, not just Ypelaar itself.
What is the noise situation near this home?
The road traffic noise level at this address is 57 dB Lden, which is above the noise standard, based on 2022 data. Railway noise is 29 dB Lden, which is not above the standard, and aircraft noise is 26 dB Lden, also not above the standard. These are area-level indications from public data, not measurements inside the home.
How has the WOZ value developed over the past five years?
The WOZ value has increased by 61% between 2020 and 2025, from €225,000 to €363,000. The reference date for the current value is 1 January 2025. This development reflects the general trend in the area, but the WOZ value is set by the municipality and may differ from the actual market value.
