A new-build apartment in Doornbos-Linie
This apartment on Joke Smitstraat 9 sits in Doornbos-Linie, a neighbourhood in Breda noord. Built in 2024, it is part of the recent wave of new construction here. With an asking price of €598,000, the price is on the high side compared with the average asking price in the neighbourhood. For context, the average asking price for apartments in Breda is €571,515.
The home itself
According to the agent, this apartment has three rooms, two bedrooms and one bathroom on a single floor. The living area is 99 m², matching the BAG registration. It comes with a parking space and a roof terrace. The home is fully owned, has double glazing and is fully insulated, and is heated with a heat pump. The energy label is A++, an efficient label.
Doornbos-Linie
Residents of the district give an average score of 7.07, based on nine reviews. One resident says: "It can be cosy here but a lot of arguments/problems can arise." Another notes: "Lots of older people live here but I live nicely opposite the shopping centre." The district has 4,885 inhabitants, and 52% of households are single-person households. The neighbourhood is part of the Doornbos-Linie neighbourhood.
Amenities and transport
For daily errands, SPAR express is just around the corner, and AH to go is a couple of streets away. The nearest primary school, Rudolf Steiner School, is a couple of streets away, and Newmancollege for secondary education is a five-minute walk. The GP practice Huisartspraktijk Belcrum is a five-minute walk, and Medsen Apotheek Doornbos is a ten-minute walk. Bus stop Breda, Edisonstraat is just around the corner with line 1, and Breda Centraal Station is a couple of streets away with many lines. The train station Breda is a five-minute walk. This is all within the municipality of Breda.
WOZ and address data
The WOZ value is €546,000 as of 1 January 2025. The asking price is 10% above the WOZ value. Over the past five years, the WOZ value has risen from €37,000 in 2022 to €546,000 in 2025. At the address level, the noise from road traffic is 46 dB, not above the norm. The foundation risk indication is low. Pluvial flooding at heavy rain is medium, and flood risk is low now and 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 DietvorstBorman Makelaars.
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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 Joke Smitstraat 9, Breda
How does the asking price compare with the WOZ value?
The asking price of €598,000 is 10% above the WOZ value of €546,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price is also on the high side compared with the average asking price in the neighbourhood, which is €571,515.
What is the layout of this apartment?
According to the agent, the apartment has three rooms, two bedrooms and one bathroom on a single floor. The living area is 99 m², which matches the BAG registration. It also has a roof terrace and a parking space. The home is fully owned.
What is the energy label and what does it mean?
The energy label is A++, which is an efficient label. The agent states that the home has double glazing and is fully insulated, and it is heated with a heat pump. The energy label is a separate fact from the insulation features.
What is the foundation risk for this address?
The foundation risk indication at the address level is low. This is an area-level indication from public data, not an inspection of this specific home. No further details are provided in the listing.
What are the nearest supermarkets and schools?
SPAR express is 289 metres away, and AH to go is 374 metres away. The nearest primary school is Rudolf Steiner School at 263 metres, and Newmancollege for secondary education is 534 metres away. The nearest GP is Huisartspraktijk Belcrum at 499 metres.
How is the public transport in this area?
Bus stop Breda, Edisonstraat is 231 metres away with line 1. Breda Centraal Station is 391 metres away with many lines, and Breda, Terheijdenseweg is 412 metres away with lines 4, 172, 173 and 374. The train station Breda is 461 metres away.
What do residents say about the district?
Residents of the district give an average score of 7.07, based on nine reviews. One resident says: "It can be cosy here but a lot of arguments/problems can arise." Another notes: "Lots of older people live here but I live nicely opposite the shopping centre." These reviews describe the district, not specifically this neighbourhood.
What is the average asking price in the neighbourhood?
The average asking price in the neighbourhood is €571,515, based on 34 homes currently for sale. The median asking price is €532,000. The asking price for this apartment is €598,000, which is on the high side compared with the neighbourhood average.
