Heuvelstraat 47
Princenhage, Breda
NeighbourhoodA pre-war apartment in Princenhage
This ground-floor apartment on Heuvelstraat 47 sits in Princenhage, a neighbourhood in the west of Breda. Built in 1938, the home has a classic pre-war character. The asking price of €299,000 is sharp compared to the average asking price in the neighbourhood, which is €654,179. This listing does not state the energy label, so you cannot judge the home's energy performance from the listing alone. For context, the average asking price for apartments in Breda is not given here, but this home's price is well below the neighbourhood average.
The home itself
According to the agent, the apartment has three rooms, two bedrooms, and one bathroom spread over two floors. The living area is 73 m² per the agent, while the BAG registration lists 75 m². The home has a rear garden facing southeast, accessible via the back. It is fully owned, with partial double glazing, wall insulation, and floor insulation. Heating is provided by a central heating boiler. The property is situated in a residential area with an unobstructed view.
Princenhage
Princenhage is a lively district with about 9,000 residents. Residents of the district give it an average score of 6.69 out of 10, 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 resident notes: "Beautiful, we help each other with a joint barbecue and a neighbourhood chat. It's great here." The neighbourhood has a mix of housing, with 71% single-family homes and 62% owner-occupied. For more on the Princenhage neighbourhood, you can see that it is a fairly green area, as one resident mentions: "The neighbourhood is also reasonably green because the houses are spaced out."
Amenities and transport
Daily errands are easy from this location. The nearest supermarket, a Jumbo, is just around the corner, with a Lidl next to it. An Albert Heijn is a ten-minute walk away. For primary education, Kbs De Parel is a couple of streets away, and Curio prinsentuin van cooth for secondary education is also nearby. The GP practice Panta Rhei is on your doorstep, and the BENU pharmacy is a five-minute walk. For public transport, bus line 374 stops at Dr. Struyckenstraat, just around the corner, and line 4 and 374 at Dr. Struyckenplein. The nearest train station is Breda, about 2.8 km away. For more on the municipality of Breda, you can find additional information about the area.
WOZ and address data
The WOZ value of the home is €331,000 as of 1 January 2025. The asking price is 10% below this value. Between 2020 and 2025, the WOZ value rose by 74%, from €190,000 to €331,000. Regarding address risks, the noise level from road traffic is 64 dB Lden, which is above the norm, while railway noise is 33 dB Lden, below the norm. The foundation risk indication is low, based on area-level data. For climate, pluvial flooding risk is medium, while flood risk is low now and in 2050. Heat stress is low now but medium in 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 De Brabant Makelaar.
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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 47, Breda
How does the asking price compare to the WOZ value?
The asking price of €299,000 is 10% below the WOZ value of €331,000, which was determined on 1 January 2025. This means the asking price is lower than the municipal valuation. The WOZ value is not the market value, but it is an official indicator. The price is also 54% below the average asking price in the neighbourhood, which is €654,179.
What is the layout of this apartment?
According to the agent, the apartment has three rooms, including two bedrooms and one bathroom, spread over two floors. The living area is 73 m² according to the agent, while the BAG registration lists 75 m². The home is on the ground floor and has a rear garden facing southeast, accessible via the back. It is fully owned.
What is the energy label of this home?
This means you cannot determine the home's energy performance from the listing alone. The agent does mention that the home has partial double glazing, wall insulation, and floor insulation, which may affect energy efficiency, but the official label is missing.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to area-level data. This is based on public risk data and is not an inspection of the specific home. The home was built in 1938, and the soil type is sand. This information is indicative and should not be taken as a guarantee.
What are the noise levels around this property?
The noise level from road traffic is 64 dB Lden, which is above the Dutch noise norm. Railway noise is 33 dB Lden, which is below the norm. These figures are from 2022 and 2023 respectively and are area-level indications. They do not reflect the exact noise experience inside the home.
What supermarkets are nearby?
The nearest supermarket is a Jumbo at 363 metres, with a Lidl right next to it. An Albert Heijn is at 788 metres, and another Jumbo is at 823 metres. These are all within walking distance, making daily grocery shopping convenient.
What schools are in the area?
For primary education, Kbs De Parel is at 553 metres, and Kbs Sinte Maerte is at 914 metres. For secondary education, Curio prinsentuin van cooth is at 284 metres, and Brederocollege HAVO is at 836 metres. There are also special education options nearby.
How is the public transport connection?
The nearest bus stop is Breda, Dr. Struyckenstraat, at 287 metres, served by line 374. Another stop, Dr. Struyckenplein, is at 314 metres with lines 4 and 374. The nearest train station is Breda, at 2.8 km, which you can reach by bus or bike.
What is the neighbourhood like?
Princenhage is a district in Breda west with about 9,000 residents. Residents give it an average score of 6.69 out of 10, based on ten reviews. One resident mentions it is quiet and spacious, while another appreciates the community spirit. The neighbourhood has a mix of housing, with many single-family homes.
Why are there no property details in this listing?
The listing does not state the energy label. This is the only missing field. The address itself is complete, so location and neighbourhood data are accurate. The agent has not published this specific detail, so you cannot judge the home's energy performance from the listing alone.
Experiences from Princenhage
How residents experience their neighbourhood
Beautiful, we help each other with a joint barbecue and a neighbourhood chat. It's great here. A chat is part of it every now and then.
Auto-translated to English by AIStatistics for Princenhage
Figures on residents, liveability and the housing market
| Sale price | €618,464 | €433,750 |
|---|---|---|
| Sale per m² | €4,652 | – |
| Rent price | €2,399 p/m | €1,900 p/m |
| Rent per m² | €15 p/m | – |
Experiences from Breda west
How residents experience their district
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. So I gave it a passing grade. Housing is also good. Everything is spacious. Accessibility for cars and cyclists is good. There is also a station reasonably close by. There is no school in the neighbourhood, so no education. You have to cycle a bit for that. About the community: it's fine. There is a neighbourhood party every year, but nothing more. I don't feel the need for that either. The neighbourhood is also reasonably green because the houses are spaced out. Many people have greenery in their own gardens. Just as there is no school, there are also no facilities. You have to cycle a bit for that again. Conclusion: I live well here. The neighbourhood is especially suitable for people who want to live spaciously and quietly. For elderly people who have difficulty walking, this neighbourhood is not suitable.
Auto-translated to English by AIBeautiful, we help each other with a joint barbecue and a neighbourhood chat. It's great here. A chat is part of it every now and then.
Auto-translated to English by AII myself quite like living here
Auto-translated to English by AInice and pleasant but too few amenities
Auto-translated to English by AINice cosy neighbourhood but has a problem with mice
Auto-translated to English by AIThe worst place I have ever been in my life was yesterday when a group of young men beat him up and smashed my car mirrors while people watched and were afraid to intervene. Eventually someone says I can't call the police and that they will fix the car for you. I wish I could leave this neighbourhood.,,,
Auto-translated to English by AII wouldn't buy a house in Tuinzigt myself.
Auto-translated to English by AICosy and nice quiet neighbourhood.
Auto-translated to English by AIStatistics for Breda west
Figures on residents, liveability and the housing market
| Sale price | €673,473 | €461,916 |
|---|---|---|
| Sale per m² | €4,588 | – |
| Rent price | €2,016 p/m | €1,857 p/m |
| Rent per m² | €19 p/m | – |
Experiences from Breda
How residents experience their municipality
Very dangerous my neighbourhood. I work as a volunteer for the last 32 years, but the situation is very very dangerous. Police don't listen. There is no gathering of the neighbourhood in the last two years. I always clean my street. Geeren Zuid Park. I have worked with Werk aan de wijk. I made art workshops. Municipality Breda didn't give 400 euros for material costs, only gave 200, so I asked my family for 1000 US dollars so I could buy materials. I'm sorry, but senior people get no respect here in Breda. (I was racially abused by a security guard in ALDI supermarket as I was giving my trolley to an old lady.) It hurts a lot as I worked for United Nations Goodwill Ambassadors for the last 50 long years, UNICEF, UNESCO, SAVE THE CHILDREN, NCIV Mr Pronk, Voices Of The Earth, for enlightenment in the visions of tomorrow. Pass the torch on to others. Hold on to the memories of yesterday. Even a small memory goes a long, long way and fulfils its purpose in eternity. Quote by M. Bugi. Help declare KALASH a tribe in the Hindukush Mountains as a United Nations World Heritage Site. We have been helping Kalash since 1980 - http://www.indigenouspeople.net/chitral.htm...
Auto-translated to English by AISafety 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. So I gave it a passing grade. Housing is also good. Everything is spacious. Accessibility for cars and cyclists is good. There is also a station reasonably close by. There is no school in the neighbourhood, so no education. You have to cycle a bit for that. About the community: it's fine. There is a neighbourhood party every year, but nothing more. I don't feel the need for that either. The neighbourhood is also reasonably green because the houses are spaced out. Many people have greenery in their own gardens. Just as there is no school, there are also no facilities. You have to cycle a bit for that again. Conclusion: I live well here. The neighbourhood is especially suitable for people who want to live spaciously and quietly. For elderly people who have difficulty walking, this neighbourhood is not suitable.
Auto-translated to English by AIGreat!! Everyone knows each other. (except the Dutch residents who have recently moved in) If these people also make an effort to get to know the Moluccan residents, it will only get better. After the renovation, quite a few owner-occupied houses with Dutch residents have been added. If both parties make some effort to adapt, we will become a beautiful residential area.
Auto-translated to English by AIGood experiences
Auto-translated to English by AII have lived in Kroeten my whole life, and have always lived positively here. It is a nice, tidy neighbourhood with various amenities nearby.
Auto-translated to English by AII 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. The Albert Heijn is a 5-minute bike ride or a 15-minute walk. The station is a 15-20 minute bike ride. There are many large, beautiful houses to admire here, the atmosphere feels very village-like, and it's all very lovely. It also feels safe.
Auto-translated to English by AIBeautiful, we help each other with a joint barbecue and a neighbourhood chat. It's great here. A chat is part of it every now and then.
Auto-translated to English by AII myself quite like living here
Auto-translated to English by AIStatistics for Breda
Figures on residents, liveability and the housing market
| Sale price | €664,408 | €587,165 |
|---|---|---|
| Sale per m² | €4,810 | – |
| Rent price | €1,796 p/m | €1,830 p/m |
| Rent per m² | €19 p/m | – |
Location and amenities
Heuvelstraat 47, Breda
Risks and environmental factors
Noise, foundation and climate around this address
Noise levels
Foundation risk
Rainwater flooding
Flooding
Heat stress
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