A calm first-floor apartment in Ypelaar
This apartment on the Doorwerthstraat sits in Ypelaar, a residential pocket of Breda zuid-oost where the streets are quiet and the views are open. The home was built in 1974 and carries energy label E, which is the least efficient label, so expect higher energy costs. At €345,000, the asking price is keen compared with the average asking price in the neighbourhood, which comes to €495,741. For context, apartments in Breda vary widely in price, and this one sits below the local average.
The home itself
Inside, the apartment spans one floor with four rooms, including two bedrooms and one bathroom. The living area measures 86 m², matching the BAG registration and the agent's listing. There is a balcony, and the home is set on the first floor with a free view. The property is in full ownership, and the heating runs on block heating. The agent notes that there is no insulation, and the monthly homeowners' association fee is €195.82.
Life in Ypelaar
Ypelaar is a neighbourhood of about 5,900 residents, where a third are aged 65 or older and a quarter are couples without children. Residents of the wider 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 reviews reflect the district as a whole, not just the Ypelaar neighbourhood itself.
Amenities and transport
Daily errands are well covered. The Jumbo is just around the corner, and the Albert Heijn is a couple of streets away, with a Lidl a bit further out. For school runs, Kbs De Burchtgaarde is on your doorstep, and secondary options are within a short walk. The GP practice Wilms is a couple of streets away, and the Medsen Apotheek Woltermann is nearby. Bus line 3 stops at Schaffelaarstraat on your doorstep, and the train station in Breda is about 3.3 km away. The municipality of Breda offers these connections across the city.
WOZ and address data
The WOZ value on 1 January 2025 was €303,000, and the asking price sits 14% above that figure. Between 2020 and 2025, the WOZ value rose by 45%, from €209,000 to €303,000. As for the address, the noise level from road traffic is 51 dB Lden, which is above the norm, while rail and air traffic stay below their norms. The foundation risk indication is low, and the soil is sand. Pluvial flooding and current flood risk are both low, though heat stress is expected to rise to medium by 2050. These are area-level indications from public data, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Zuyderleven Makelaars and Funda.
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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 Doorwerthstraat 41, Breda
How does the asking price compare with the WOZ value?
The WOZ value on 1 January 2025 was €303,000, and the asking price of €345,000 is 14% above that figure. The WOZ is the municipal valuation for tax purposes, not the current market value. The asking price is also 30% below the average asking price in the neighbourhood, which is €495,741.
What is the layout of this apartment?
The apartment has four rooms in total, including two bedrooms and one bathroom, all on a single floor. The living area is 86 m², and the volume is 283 m³. There is a balcony, and the home is on the first floor with a free view. The property is in full ownership.
What does the energy label E mean for this home?
Energy label E is the least efficient label, so you can expect higher energy costs compared with more efficient homes. The agent states that there is no insulation, and the heating runs on block heating. The label itself does not say anything about the condition of the building, only its energy performance.
What is the homeowners' association fee?
The monthly homeowners' association fee is €195.82. This fee typically covers shared costs for the building, such as maintenance of common areas and insurance.
What are the noise levels around this address?
According to public data, the noise level from road traffic at this address is 51 dB Lden, which is above the Dutch norm. Rail traffic noise is 12 dB Lden and air traffic noise is 27 dB Lden, both below their respective norms. These are area-level indications, 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 home. It means that, at the district scale, foundation issues are not flagged as a concern.
What are the flood and heat stress risks?
The current flood risk is low, and the risk of pluvial flooding from heavy rain is also low. By 2050, the flood risk is expected to remain low. Heat stress is currently low but is projected to become medium by 2050. These are area-level indications from the climate atlas, not a property-specific assessment.
Which supermarkets are closest to this apartment?
The nearest supermarket is the Jumbo at about 317 metres, followed by an Albert Heijn at 374 metres. A Lidl is about 1.2 km away, and there are additional Albert Heijn and Aldi stores within 1.4 km. In total, there are 36 supermarkets within 5 km of the address.
What schools are near this home?
The nearest primary school is Kbs De Burchtgaarde at about 213 metres. There is also SO Het Kasteel, a special education school, at 709 metres, and De Kei VSO for secondary special education at 1.1 km. For regular secondary education, Tessenderlandt is about 1.25 km away.
How is the public transport connection?
The nearest bus stop is Breda, Schaffelaarstraat, at about 83 metres, served by bus line 3. Two other stops on the same line are within 400 metres. The nearest train station is Breda, at about 3.3 km, which is a longer bike ride or a short bus trip.
What do residents say about living in this district?
Residents of the wider district give it 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 notes: "A lovely neighbourhood to live in!" These reviews describe the district, not just the immediate neighbourhood.
