Middellaan 22

The asking price was €439,000, while the WOZ value (the municipal valuation) was €423,000 as of 1 January 2025. That meant the asking price was 4% above the WOZ value. The WOZ value had risen significantly over the past five years, from €281,000 in 2020 to €423,000 in 2025, an increase of 51%. This comparison was a factual observation, not a judgement on whether the price was fair.

According to the agent, the apartment had three rooms, two bedrooms and one bathroom, all on a single floor on the second storey. The living area was listed as 96 m² by the agent, while the BAG registration records 97 m². There is a balcony, and the total volume is 298 m³. The home is part of a portiekflat, a walk-up apartment building.

The energy label is A+, which is an efficient label. This meant the home was likely to have relatively low energy costs compared to less efficient labels. The agent also mentioned HR glazing and a heating system with a central heating boiler and heat recovery. Note that only 4% of the homes at the time for sale in the neighbourhood had an A+ label, so this was a relatively rare feature.

The monthly homeowners' association contribution was €202.94. This fee typically covers shared costs such as maintenance of the common areas, the building's exterior, and sometimes insurance. The exact coverage depended on the VvE's regulations, which were not detailed in the listing.

Residents give the neighbourhood an average score of 5.79 out of 10, based on three reviews. One resident says the neighbourhood is safe and close to all shops, while another who has lived there for six years says they have never had unpleasant experiences. A third review mentions drug addicts and homeless people hanging around. The neighbourhood recorded 412 crimes in the latest figures, so experiences vary.

The noise level from road traffic is 56 dB Lden, which is above the Dutch noise standard. Railway noise is 37 dB Lden and aircraft noise is 25 dB Lden, both below the standard. These are area-level indications from public data, not measurements taken at the property itself. If noise is a concern, you may want to consider this information.

The foundation risk indication is low, with sandy soil. For climate risks, the indications are low for pluvial flooding (heavy rain) and flood risk, both now and in 2050. Heat stress is indicated as medium, both now and in 2050. These are area-level indications from public data, not an inspection of this specific home.

The nearest supermarket is an Aldi at 324 metres, which is just around the corner. There are also two Albert Heijn stores within a five-minute walk, at 390 and 395 metres. A SPAR and a Jumbo are slightly further, at 635 and 637 metres respectively. With 42 supermarkets within 5 km, you have plenty of choice for daily groceries.

The nearest school is De Singel SO, a special education school, at 157 metres, which is on your doorstep. For primary education, Kbs De Weerijs is at 888 metres, about a ten-minute walk, and Kbs De Spoorzoeker is at 987 metres. There are 70 schools within 5 km, so options are plentiful.

The nearest bus stop is Breda, Schorsmolenstraat, at 558 metres, served by line 2. The main stop Breda, Centrum is at 662 metres and offers lines 2, 4, 5, 176, 370, 371, 373, 374 and 380. Breda train station is at 747 metres, about a ten-minute walk. This gives you good connections within the city and beyond.

The asking price of €439,000 was 26% above the neighbourhood average asking price of €349,135. The living area of 96 m² is 33% larger than the neighbourhood average of 72 m². The average price per m² in the neighbourhood was €5,037, while this home was listed at €4,573 per m². So you pay more in absolute terms, but get more space per euro.