A first floor flat by the park
This apartment sits on the first floor of a gallery flat, right by a park and on a quiet road in the Wisselaar neighbourhood of Breda. Built in 1970, it is part of a residential area that feels settled and lived-in. With a last known asking price of €315,000, the price per square metre came to €4,091 based on the agent's listing, which was on the high side compared to the average of €3,854 per m² for homes at the time for sale in the neighbourhood. The asking price also sat 15% above the WOZ value, so it was priced sharply. For context, there were 17 homes for sale in the area, with an average asking price of €352,176, and the median sat at €330,000. If you are weighing up options, it is worth comparing with other [apartments in Breda]. This home has not been online since 2 September 2026.
Inside the home
According to the agent, this flat had three rooms, including two bedrooms and one bathroom, all on a single floor. The living area was listed as 77 m² by the agent, while the BAG registration records 78 m². The home has a balcony, and it is set in full ownership, so there is no ground lease to worry about. Heating comes from district heating, and the energy label is C. The monthly homeowners' association fee was €368.80, which covers the shared costs of the building. The property is described as a gallery flat, a common type in this part of Breda.
Life in Wisselaar
Wisselaar is a neighbourhood with a mix of ages and household types, and it has a slightly urban feel with an address density of 1,823 per km². Residents of the wider district of Breda noord give their area an average score of 7.07, based on nine reviews. One resident, who has lived there for 26 years, says: "I like living here, but there's no cosiness anymore. At 6 o'clock you don't see a soul outside." Another resident, who grew up in the area, notes: "It can be cosy here but a lot of arguments/problems can arise." A third review is more critical, describing the situation as "very dangerous" and mentioning a lack of police response. These are personal experiences from the district, not a verdict on this specific street. The neighbourhood has around 4,205 inhabitants, and about 42% of households are single-person. For a fuller picture of the area, you can read more about [the Wisselaar neighbourhood].
Amenities and getting around
Daily errands are easy from here. The Jumbo supermarket is just around the corner, with an Aldi a couple of streets away and an Albert Heijn within a ten-minute walk. For schools, Basisschool het Noorderlicht is a five-minute walk away, and Kbs John F. Kennedy is about 640 metres. The nearest GP, Huisartsenpraktijk Scheijmans en Laauwen, and the BENU Apotheek Hoge Vucht are both around 445 metres away. For public transport, bus stop Breda, Stabroekstraat is on your doorstep, served by line 1, and Breda, Groenedijkplein has lines 1 and 2. The nearest train station is Breda, about 1.9 km away. These are the practicalities of living in [the municipality of Breda].
WOZ value and address data
The WOZ value of this home was €274,000, based on the reference date of 1 January 2025. The asking price of €315,000 was 15% above this value. Over the five years between 2020 and 2025, the WOZ value rose by 65%, from €166,000 to €274,000. As for the address itself, the area-level data shows road traffic noise at 49 dB Lden, which is above the noise standard, while railway noise at 31 dB and aircraft noise at 21 dB are both below their standards. The foundation risk indication is low, though the soil is peat, which is sensitive to settling. For climate risks, pluvial flooding is low, current flood risk is low, and the 2050 flood risk is also low. Heat stress is currently low but is indicated as medium for 2050. These are area-level indications from public data, not an inspection of this specific home.
Source and agent
When this home was still on the market, it was offered via multiple channels, including Makelaarshuys Johanna en Gijs and their listing on 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 Kasterleestraat 202, Breda
How did the asking price compare to the WOZ value?
The asking price was €315,000, while the WOZ value was €274,000 as of 1 January 2025. This meant the asking price was 15% above the municipal valuation. The WOZ value is not the market value, but a reference used by the municipality. Over the past five years, the WOZ value had increased by 65%, from €166,000 in 2020 to €274,000 in 2025.
What is the layout of this apartment?
According to the agent, this was a gallery flat on the first floor with three rooms in total, including two bedrooms and one bathroom, all on a single level. The living area was listed as 77 m² by the agent, while the BAG registration records 78 m². There is a balcony, and the home is in full ownership. The volume of the property is 257 m³.
What is the energy label and heating system?
The energy label is C, which means the home is moderately efficient in terms of energy use. Heating is provided by district heating, which is a common system in this part of Breda. The label does not say anything about the condition of the building itself, only its energy performance. The homeowners' association fee was €368.80 per month.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to area-level data from public sources. The soil type is peat, which is noted as sensitive to settling. This is an indication at the area level, not an inspection of this specific home. The data comes from sources like Atlas Leefomgeving and KCAF, and it is meant as a general reference rather than a definitive assessment.
What are the noise levels around this home?
Area-level data shows road traffic noise at 49 dB Lden, which is above the noise standard. Railway noise is measured at 31 dB Lden, which is below the standard, and aircraft noise is 21 dB Lden, also below the standard. These figures are based on reference years 2022 and 2023. They are indications for the area, not measurements taken at this specific property.
What supermarkets are nearby?
There are several supermarkets within easy reach. The Jumbo is about 259 metres away, the Aldi is at 357 metres, and the Albert Heijn is at 480 metres. There is also a SPAR express at 1,233 metres and another Jumbo at 1,400 metres. In total, there are 39 supermarkets within a 5 km radius, so you have plenty of options for daily shopping.
Which schools are close to this apartment?
Basisschool het Noorderlicht is about 400 metres away, with 187 pupils. Kbs John F. Kennedy is at 640 metres with 273 pupils, and Kindcentrum De Wisselaar is at 689 metres with 132 pupils. For secondary education, Newmancollege is about 976 metres away with 1,377 pupils. There are 58 schools within a 5 km radius in total.
How is the public transport connection?
The nearest bus stop is Breda, Stabroekstraat at 249 metres, served by line 1. Breda, Groenedijkplein at 291 metres has lines 1 and 2, and Breda, Cornelis Florisstraat at 329 metres has line 2. The nearest train station is Breda, which is about 1.9 km away. This gives you options for getting around the city and further afield.
What is the neighbourhood like according to residents?
Residents of the wider district of Breda noord give their area an average score of 7.07, based on nine reviews. One resident who has lived there for 26 years says the neighbourhood is going downhill and lacks cosiness, while another says it can be cosy but arguments can arise. A third review describes the situation as dangerous. These are personal experiences from the district, not a description of this specific street.
What is the homeowners' association fee?
The homeowners' association fee was €368.80 per month. This fee covers the shared costs of the building, such as maintenance of common areas and the building itself.
