Heuvelstraat 16
Princenhage, Breda
AreaA 1928 apartment in Princenhage
This apartment on Heuvelstraat 16 sits in Princenhage, a neighbourhood in Breda west that residents describe as spacious and quiet. The home dates from 1928 and carries energy label D, which means heating costs will be noticeable. With a living area of 82 m² according to the BAG registration, the asking price of €325,000 works out at €3,963 per m². That price is keen compared with the neighbourhood average asking price of €880,800, and it also sits well below the average for apartments in Breda.
What the listing tells us
The listing gives no details on the layout, number of rooms, outdoor space or installations. What is known is the year of construction, the energy label and the floor area. The home was built in 1928, so it has the character of a pre-war property. Energy label D is a middle-of-the-road label, so expect moderate energy costs. The living area of 82 m² comes from the BAG registration, which is the only figure available.
Life in Princenhage
Residents of the district of Breda west give their living environment an average score of 6.69, based on ten reviews. One resident says: "Quiet and spacious layout. Safety is good. Housing is also good. Everything is spacious. Accessibility for cars and cyclists is good." Another adds: "Beautiful, we help each other with a joint barbecue and a neighbourhood chat. It's great here." A third resident notes: "There is no school in the neighbourhood, so no education. You have to cycle a bit for that." The neighbourhood has around 9,000 inhabitants, with a mix of ages. The Princenhage neighbourhood is described by residents as reasonably green, with houses spaced out and many gardens.
Amenities and getting around
Daily errands are easy from this address. The GP practice Panta Rhei is on your doorstep, and the BENU pharmacy is a couple of streets away. For groceries, Jumbo and Lidl are both just around the corner, with Albert Heijn a ten-minute walk. Primary school Kbs De Parel is a ten-minute walk, and secondary school Curio prinsentuin van cooth is just around the corner. Bus stops at Dr. Struyckenplein and Dr. Struyckenstraat are a couple of streets away, served by lines 4 and 374. The nearest train station is Breda, about 2.7 km away. The municipality of Breda offers further facilities within easy reach.
WOZ value and address data
The WOZ value for this home is €324,000, based on the reference date 1 January 2025. The asking price is virtually equal to the WOZ value. The WOZ value has developed over the past five years, though the exact figures are not stated here. As for address-level risks: road traffic noise is measured at 63 dB Lden, which is above the noise standard, while railway noise at 34 dB Lden stays below it. The foundation risk indication is low, on sand soil, and pluvial flooding at heavy rain is medium. 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 only via Van der Sande 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 Heuvelstraat 16, Breda
How does the asking price compare with the WOZ value?
The asking price of €325,000 is virtually equal to the WOZ value of €324,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The price also sits 63% below the neighbourhood average asking price of €880,800, though this home is smaller than the average property in the area.
What is the energy label and what does it mean for costs?
The home has energy label D. This is a middle-of-the-road label, so energy costs will be moderate rather than minimal. The label does not say anything about the condition of the building itself, only about its energy performance. In the neighbourhood, most homes for sale have a better label, but this home's label is what it is.
What is the living area of this apartment?
According to the BAG registration, the living area is 82 m². This is 51% smaller than the neighbourhood average of 169 m². The asking price of €325,000 works out at €3,963 per m² based on this figure. The listing does not provide any other floor area figures.
What do residents say about living in this area?
Residents of the district of Breda west give their living environment an average score of 6.69 out of 10, based on ten reviews. One resident praises the quiet and spacious layout, good safety and accessibility. Another mentions a joint barbecue and neighbourhood chat. A third notes there is no school in the immediate area and that you have to cycle for facilities.
What are the noise levels like at this address?
Road traffic noise at this address is measured at 63 dB Lden, which is above the Dutch noise standard. Railway noise is measured at 34 dB Lden, which stays below the standard. These figures come from public data at address level and are indications for the area, not measurements taken inside this specific home.
What is the foundation risk for this property?
The foundation risk indication for this address is low, according to public data. The home was built in 1928, before 1970, and the soil type is sand. This is an area-level indication from the KCAF database, not an inspection of this specific property. No foundation issues are stated in the listing.
Which supermarkets are nearby?
Jumbo and Lidl are both about 341 metres away, just around the corner. Albert Heijn is about 860 metres away, a ten-minute walk. There are also several other supermarkets within a short distance, with 40 supermarkets within 5 km of this address. Daily groceries are easy to pick up on foot.
How far is the nearest train station?
The nearest train station is Breda, about 2.7 km from this address. For public transport closer by, bus stops at Dr. Struyckenplein and Dr. Struyckenstraat are within a few hundred metres, served by lines 4 and 374. The station is reasonably close, as one resident noted.
Why are there no property details in this listing?
The listing does not state the number of rooms, bedrooms, bathrooms, or any details about the garden, balcony or installations. Only the year of construction, energy label and living area are given. As a result, the layout and condition of the home are not described in the listing.
