Heuvelstraat 20A
Princenhage, Breda
AreaA first floor flat in Princenhage
This apartment sits on the second floor of a 1928 building on Heuvelstraat, in the Princenhage neighbourhood of Breda. It is a home with character, set in a residential area where the streets are lined with houses and greenery. The asking price of €325,000 is keen compared with the average asking price in the neighbourhood, which comes to €880,800. For context, the average asking price for apartments in Breda gives a sense of how this home is positioned in the wider market.
Inside the home
The flat has three rooms, including two bedrooms and one bathroom, spread over a single floor. The living area is 74 m² according to the agent, while the BAG registration records 77 m². The home has double glazing and floor insulation, and is heated by a central heating boiler. It is offered in full ownership, so there is no leasehold to consider. The property was listed for sale on 29 September 2026.
Life in Princenhage
Princenhage is a district of Breda with a mix of housing and a community feel. Residents of the district give it an average score of 6.69, based on ten reviews. One resident says: "Safety is good. Hygiene is good, slightly less in some places because there is a McDonald's where some people don't clean up their rubbish. I don't have any trouble with this, and occasionally someone from McDonald's comes to clean it up." Another adds: "Beautiful, we help each other with a joint barbecue and a neighbourhood chat. It's great here." The district has around 9,000 residents, and many homes are owner-occupied. For a closer look at what the area offers, the Princenhage neighbourhood page has more detail.
Amenities and getting around
Daily errands are easy from this address. The GP practice Huisartsenpraktijk Panta Rhei is on your doorstep, and the BENU Apotheek de Heuvel pharmacy is a couple of streets away. For groceries, both Jumbo and Lidl are just around the corner, with an Albert Heijn a ten-minute walk. The nearest 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 train station in Breda is a short drive. The municipality of Breda offers more on the wider area.
WOZ value and address data
The WOZ value for this home is €331,000, based on the reference date of 1 January 2025. The asking price sits 2% below this value. Between 2020 and 2025, the WOZ value rose by 72%, from €193,000 to €331,000. As for the address itself, road traffic noise is measured at 64 dB Lden, which is above the noise standard, while railway noise is 34 dB Lden, below the standard. The foundation risk indication is low, and the soil type is sand. For climate, pluvial flooding at heavy rain is medium, while flood risk is low now and in 2050. These are area-level indications from public data, not an inspection of this specific home.
About the listing
At the time of writing, the home is offered via multiple channels, including Makelaarshuys Geraldine and a listing on Funda. The agent is Makelaarshuys Geraldine.
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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 20A, Breda
How does the asking price compare with the neighbourhood average?
The asking price of €325,000 is 63% below the average asking price in Princenhage, which is €880,800. The price per square metre is €4,392 based on the agent's floor area of 74 m², which is 12% below the neighbourhood average per square metre. The price verdict is described as keen, meaning it is set below the typical asking price for homes in this area.
What is the layout of this apartment?
The apartment has three rooms in total, including two bedrooms and one bathroom, all on a single floor. The agent lists the living area as 74 m², while the BAG registration records 77 m². The home has double glazing and floor insulation, and is heated by a central heating boiler. It is offered in full ownership.
What is the WOZ value of this home?
The WOZ value is €331,000, based on the reference date of 1 January 2025. The asking price of €325,000 is 2% below this value. Over the five years from 2020 to 2025, the WOZ value increased by 72%, from €193,000 to €331,000. The WOZ value is the municipal valuation, not the current market value.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public risk data. The soil type is sand, and the building dates from 1928, which is before 1970. This is an area-level indication based on public data, not an inspection of this specific home. The risk level is given as low, meaning no elevated foundation concerns are indicated for this area.
What amenities are close to this apartment?
The GP practice Huisartsenpraktijk Panta Rhei is on your doorstep, and the BENU Apotheek de Heuvel pharmacy is a couple of streets away. Jumbo and Lidl supermarkets are just around the corner, with an Albert Heijn a ten-minute walk. The nearest primary school, Kbs De Parel, is a ten-minute walk, and secondary school Curio prinsentuin van cooth is just around the corner.
What public transport options are available nearby?
Bus stops at Dr. Struyckenplein and Dr. Struyckenstraat are a couple of streets away, served by lines 4 and 374. A third stop at Kartinistraat, served by line 4, is also within walking distance. The nearest train station is Breda, which is about 2.7 km from the home.
What do residents say about living in this district?
Residents of the district give it an average score of 6.69, based on ten reviews. One resident says: "Safety is good. Hygiene is good, slightly less in some places because there is a McDonald's where some people don't clean up their rubbish." Another says: "Beautiful, we help each other with a joint barbecue and a neighbourhood chat. It's great here." These reviews describe the wider district, not this specific neighbourhood.
What is the energy label of this home?
The energy label is D. This is a mid-range label, so energy costs will be moderate compared with more efficient homes. The home has double glazing and floor insulation, according to the agent. The energy label is a separate fact from the insulation features, and no structural condition should be inferred from the label alone.
