A ground-floor apartment in the heart of Breda
This apartment on the Nieuwe Boschstraat sits in the Valkenberg neighbourhood, right in the centre of Breda. It is a ground-floor home with its own garden and a roof terrace, a rare combination in the middle of the city. The asking price of €489,000 is keen compared with the average asking price in the neighbourhood, which comes to €633,235. For context, apartments in Breda are listed at an average of €5,470 per square metre.
The home itself
Built in 1900, this apartment spans two floors and offers 95 square metres of living space according to the agent, while the BAG registration records 103 square metres. It has two rooms, one bedroom and a volume of 340 cubic metres. The property includes a rear garden of 141 square metres, accessible from the back, a garage box and a roof terrace. It is fully owned, has double glazing and is heated by a combi boiler. The energy label is B, which is an efficient label, so energy costs should be manageable.
Life in Valkenberg
Valkenberg is a compact neighbourhood with a mix of historic buildings and modern apartments, and it is home to around 2,710 people. Residents of the district of Breda centrum give their living environment an average score of 7.06, based on seven reviews. One resident says: "Beautiful neighbourhood, good experiences." Another 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." A third mentions noise at night and a lack of bicycle parking. The neighbourhood has a high share of single-person households, at 73 percent. For more on the area, see the Valkenberg neighbourhood.
Amenities and transport
The daily essentials are close by. A SPAR supermarket is on your doorstep, and another SPAR is just around the corner, with an AH to go a couple of streets away. The nearest primary school, Kbs St. Joseph, is just around the corner, and the Stedelijk Gymnasium Breda is also a couple of streets away. The GP practice Huisartsenpraktijk Majdandzic is on your doorstep, while the pharmacy Medsen Apotheek Doornbos is a ten-minute walk. Bus stop Breda, Sophiastraat is on your doorstep with lines 1, 5 and 8, and Breda train station is a ten-minute walk. The municipality of Breda offers a wide range of cultural and recreational options.
WOZ value and address data
The WOZ value of this home is €416,000, based on the reference date of 1 January 2025. The asking price is 18 percent above this value. Between 2020 and 2025, the WOZ value rose by 26 percent, from €330,000 to €416,000. The address has a low foundation risk indication, which is an area-level indication based on public data. The noise level from road traffic is 51 dB Lden, which is above the norm, while railway and aircraft noise are below the norm. The pluvial flooding risk at heavy rain is medium, and the current flood risk is low, as is the risk for 2050. Heat stress is currently medium and is expected to remain medium in 2050. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, this home is offered via multiple channels, including DietvorstBorman Makelaars.
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Features
Details of this home
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Layout
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Outdoor space
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 Nieuwe Boschstraat 19, Breda
How does the asking price compare with the neighbourhood average?
The asking price of €489,000 is 23 percent below the average asking price in the Valkenberg neighbourhood, which is €633,235. The average price per square metre in the neighbourhood is €5,470, while this home is listed at €5,147 per square metre based on the agent's floor area. The price verdict is therefore keen compared with the neighbourhood market.
What is the layout of this apartment?
This ground-floor apartment has two rooms, one bedroom and two floors, with a total volume of 340 cubic metres. The agent lists the living area as 95 square metres, while the BAG registration records 103 square metres. It includes a rear garden of 141 square metres, a garage box and a roof terrace. The property is fully owned and has double glazing and a combi boiler.
What is the WOZ value of this home?
The WOZ value is €416,000, based on the reference date of 1 January 2025. The asking price is 18 percent above this value. Over the past five years, the WOZ value has increased by 26 percent, from €330,000 in 2020 to €416,000 in 2025. The WOZ value is the municipal valuation, not the current market value.
What is the foundation risk for this address?
The foundation risk indication for this address is low, based on public data at area level. The soil type is sand, and the home was built before 1970, in 1900. This is an area-level indication, not an inspection of the specific property. No foundation issues are indicated for this location.
What are the noise levels like at this address?
The noise level from road traffic is 51 dB Lden, which is above the noise norm, based on 2022 data. Railway noise is 38 dB Lden, which is below the norm, and aircraft noise is 26 dB Lden, also below the norm. These are area-level indications from public data, not measurements at the property itself.
What supermarkets are nearby?
There are several supermarkets within walking distance. A SPAR is 382 metres away, another SPAR is 526 metres away, and an AH to go is 589 metres away. A larger Albert Heijn is 813 metres away, and a Jumbo is 866 metres away. In total, there are 44 supermarkets within five kilometres.
Which schools are close to this home?
The nearest school is the Stedelijk Gymnasium Breda, a secondary school, at 203 metres. The primary school Kbs St. Joseph is 230 metres away, and the Rudolf Steiner School is 926 metres away. There are 66 schools within five kilometres, including primary and secondary education.
What public transport options are available?
The nearest bus stop is Breda, Sophiastraat, at 89 metres, with lines 1, 5 and 8. Another stop, Breda, Nassausingel, is 344 metres away with the same lines. Breda train station is 527 metres away, about a ten-minute walk. The bus stop Breda, Vlaszak is 536 metres away with many more lines.
How do residents rate living in this area?
Residents of the district of Breda centrum give their living environment an average score of 7.06, based on seven reviews. One resident praises the neighbourhood as beautiful, while another mentions issues with drug addicts and homeless people. A third resident notes noise at night and a lack of bicycle parking. These reviews reflect the district, not just the Valkenberg neighbourhood.
