Middellaan 292
Schorsmolen, Breda
NeighbourhoodA two-room apartment in the heart of Breda
This apartment on the second floor of a post-war porch flat sits on a quiet road in the Schorsmolen neighbourhood, right in the centre of Breda. With a living area of 57 m² according to the agent (the BAG registration lists 59 m²), it is compact but efficiently laid out. The asking price of €300,000 is on the high side compared to the WOZ value, but it is 17% below the average asking price of €360,667 for apartments in Breda.
What the home offers
Built in 1982, the flat has one bedroom, one bathroom, and a total of two rooms. It comes with a balcony, and the agent mentions insulation in the roof, walls and floor, plus double glazing. Heating is via block heating, and the property is freehold with an HOA fee of €256.25 per month. The energy label is D.
Living in Schorsmolen
Schorsmolen is a lively, central neighbourhood with a young population, 43% of residents are between 25 and 45. It is a dense urban area with 4,092 addresses per km². Three residents have rated the neighbourhood an average of 5.79 out of 10. One says: "My neighbourhood is safe and close to all shops, sometimes I get bothered by bicycles during a festival or special events, but overall it's fine to live here." Another notes: "I have been living in this neighbourhood for 6 years. And I have never had any unpleasant experiences." A third resident is less positive: "Lots of drug addicts and homeless people hanging around here. The front door looks like a rubbish dump, nobody cleans it up, the council does nothing about it." For more context, see the Schorsmolen neighbourhood.
Amenities and getting around
Groceries are just around the corner: Albert Heijn is a couple of streets away, and Aldi is also within a five-minute walk. The nearest primary school, Kbs De Weerijs, is a ten-minute walk. The GP, Huisartsenpraktijk Stadthart, is a five-minute walk, and the pharmacy is even closer. Bus line 2 stops at Schorsmolenstraat, a five-minute walk away, and Breda train station is a ten-minute walk. For more on the wider area, see the municipality of Breda.
WOZ value and address data
The WOZ value was set at €275,000 on 1 January 2025, and the asking price is 9% above that. The WOZ has developed over the past five years according to municipal data. As for address-level risks: noise from road traffic, rail and aircraft is below the legal norm. The foundation risk indication is low (sandy soil). Flood risk is low both now and in 2050, while heat stress is medium. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including Storimans en Partners 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 Middellaan 292, Breda
How does the asking price compare to other apartments in Schorsmolen?
The asking price of €300,000 is 17% below the average asking price of €360,667 for apartments currently for sale in the neighbourhood. The median asking price is €325,000. So this flat is priced below the local average, though it is 9% above its own WOZ value.
What is the layout of the apartment?
The apartment has two rooms in total: one bedroom and one bathroom. It is on the second floor of a porch flat and has a balcony. The living area is 57 m² according to the agent, while the BAG registration lists 59 m². The volume is 187 m³.
What is the WOZ value and how does it relate to the asking price?
The WOZ value is €275,000, based on the reference date of 1 January 2025. The asking price of €300,000 is 9% above that. The WOZ is a municipal valuation, not the current market value.
Are there any risks related to foundation or flooding?
The foundation risk indication for this address is low, with sandy soil. Flood risk is low both now and in 2050. Heat stress is medium. These are area-level indications from public data, not an inspection of the home itself.
What shops and schools are nearby?
Albert Heijn and Aldi are both within a five-minute walk. The nearest primary school, Kbs De Weerijs, is about a ten-minute walk away. There is also a special school, De Singel SO, just around the corner.
What is the neighbourhood like?
Schorsmolen is a very urban neighbourhood in central Breda, with many young adults and single-person households. Residents give it an average score of 5.79 out of 10. Some praise its safety and proximity to shops, while others mention issues with drug addicts and litter.
What public transport options are available?
Bus line 2 stops at Schorsmolenstraat, a five-minute walk away. Breda train station is about a ten-minute walk, offering national rail connections.
Is there an HOA fee?
Yes, the monthly HOA fee is €256.25. The property is freehold, so you own the apartment outright.
What is the energy label?
The energy label is D. In the neighbourhood, most apartments for sale have a better label: 4.8% have A+, 23.8% have A, 42.9% have B, and 28.6% have C. None have D or lower.
Experiences from Schorsmolen
How residents experience their neighbourhood
Lots of drug addicts and homeless people hanging around here. The front door looks like a rubbish dump, nobody cleans it up, the council does nothing about it.
Auto-translated to English by AIMy neighbourhood is safe and close to all shops, sometimes I get bothered by bicycles during a festival or special events, but overall it's fine to live here
Auto-translated to English by AII have been living in this neighbourhood for 6 years. And I have never had any unpleasant experiences.
Auto-translated to English by AIStatistics for Schorsmolen
Figures on residents, liveability and the housing market
| Sale price | €350,740 | €325,000 |
|---|---|---|
| Sale per m² | €5,043 | – |
| Rent price | €696 p/m | €696 p/m |
| Rent per m² | €3 p/m | – |
Experiences from Breda centrum
How residents experience their district
Good experiences
Auto-translated to English by AILots of drug addicts and homeless people hanging around here. The front door looks like a rubbish dump, nobody cleans it up, the council does nothing about it.
Auto-translated to English by AINot enough bicycle parking. Often theft, 6 bikes stolen within a year. Often there is (bulky) waste around the containers. Lots of noise at night, especially during holidays and festivals. The house shakes when a train passes by. 3 floors and no lift.
Auto-translated to English by AILively but sometimes a bit messy. Enforcement officers sometimes make it unnecessarily unsafe.. give the wrong impression... which leads to aggression... a shame
Auto-translated to English by AIMy neighbourhood is safe and close to all shops, sometimes I get bothered by bicycles during a festival or special events, but overall it's fine to live here
Auto-translated to English by AIPlus point everything in the neighbourhood and downside no parking in front of the door
Auto-translated to English by AII have been living in this neighbourhood for 6 years. And I have never had any unpleasant experiences.
Auto-translated to English by AIStatistics for Breda centrum
Figures on residents, liveability and the housing market
| Sale price | €514,535 | €466,720 |
|---|---|---|
| Sale per m² | €5,056 | – |
| Rent price | €1,499 p/m | €1,425 p/m |
| Rent per m² | €20 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 | €638,344 | €580,619 |
|---|---|---|
| Sale per m² | €4,817 | – |
| Rent price | €1,756 p/m | €1,707 p/m |
| Rent per m² | €19 p/m | – |
Location and amenities
Middellaan 292, Breda
Risks and environmental factors
Noise, foundation and climate around this address
Noise levels
Foundation risk
Flooding
Heat stress
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